HomeMy WebLinkAboutCPA9804 Natl Environ Wk Sess 99CPA-98-04 Natural Environment
Work Session 1/6/99
This item was scanr~ed under Land Use Reports 1999
~""mN'A;i'URAL EN VIRO]~~ ]ENr~ ~'
ALBEMARLE COUNTY COMPREHENS]iVE PLAN REVIEW
CHAPTER TWO,
NATURAL RESOURCES AND CULTURAL ASSETS
DRAFT December 9, 1998
Introduction 1
Sustainability 2
Physical Setting 4
Location and Geography 4
Area 4
Geology 4
Topography 4
Slope 5
Climate 5
OPEN SPACE RESOURCES
Introduction
· Natural Resources
Water Resources
Introduction
Surface Water
Surface Drinking Water
Groundwater
Biological Resources and Biodiversity
Introduction
Importance of Biodiversity
Albemarle County Trends
Habitat Fragmentation
Implementation of a Biodiversity Program
Agricultural and Forestry Resources
Introduction
Benefits of Protecting
Agricultural and Forestry Resources
Extent of Agricultural and Forestry Resources
Agricultural and Forestry Soils
Protection Measures
Relation to OtherComprehensive Plan Policies
Critical Slopes
Mountains
Introduction
Albemarle's Mountain Resources
History of Mountain Protection
Mountain Protection Plan
Dark Sky
Introduction
Light Pollution
Lighting Fallacies
What is Good Lighting?
Lighting Ordinance
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Wooded Areas
Soils
Air
Mineral Resources
· Scenic Resources
Introduction
Protection Measures
Scenic Designations: Roads
Scenic Designations: Streams
Shenandoah National Park Related Lands Study
· Historic Resources
History of Albemarle County
Surveys and Historic Resources
OPEN SPACE PLANN];NG
The Open Space and Critical Resources Plan
[Attach Open Space Plan as separate docUment]
Open Space Plan Summary
Critical Resources Inventory
Easement Program and Public Lands
Urban Open Spaces
Greenways
Introduction
What Are Greenways?
General Principles
Existing Greenway Facilities
Greenwa¥ Advisory Committee
Greenway System Network
Greenway Trail Implementation
APPENDIX: Mountain Protection Plan
APPENDD(.. Greenways Plan
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CHAPTER TWO
NATURAL RESOURCES AND CULTURAL ASSETS
Introduction
This Comprehensive Plan recognizes that both the Rural Area and the Development Areas are subsets of the
overall environment of Albemarle County, upon which the developed environment and its people depend. The
maintenance and enhancement of our quality of life, our economic wealth, and the health of our citizens are
dependent on our natural environment and the ecological services it provides. As defined by Gretchen Daily in
her book, NatUre's Services, "ecological services" are "the conditions and processes through which natural
ecosystems, and the species that make them up, .sustain and fulfill human life."
The ecological functions provided by the County's environmental resources that are critical to our economy and
quality of life include:
* purification of air and water
* mitigation of floods and droughts
* detoxification and decomposition of wastes
* generation and renewal of soil fertility
* pollination of crops
, control of pests
* maintenance of bidiversity for human needs
. moderation of climate, including temperature extremes, wind, etc.
* aesthetic beauty and intellectual stimulation
* recreation
This Natural Resources and Cultural Assets Chapter applies to both the Development Areas and the Rural Area.
It discusses the concept of sustainability; the physical setting of Albemarle County; open space resources,
including natural, scenic and historic resources; ~d open space planning. Water resources, (including surface
water, surface drinking water and groundwater), and agricultural and forestry resources are discussed under natural
resources.
This chapter incorporates as a freestanding document the Open Space and Critical Resources Plan, originally
adopted in 1992 as part of the Comprehensive Plan. [It is anticipated that it will also incorporate the Historic
Preservation Plan, being prepared by the Historic Preservation Committee.]
Included in Appendices are the Mountain Protection Plan, prepared by the Mountain protection Committee in
1996, and the detailed Greenways Plan.
Sustainability
GOAL: Achieve a sustainable community which meets the needs of the present without compromising the
ability of future generations to meet their own needs.
Sustainability is a concept which recognizes that natural systems are essential to providing both economic needs
and quality of life. The goal of sustainable development is to accomodate economic development, while
protecting the environment for present and future needs. Sustainability gained international attention at the 1992
United Nations' Conference on Environment and Development. In 1993, the Virginia General Assembly passed
House Joint Resolution No. 653, encouraging the Governor, state and local officials, and the leaders of educational
institutions and civic organizations to work together to prepare a Virginia strategy for sustainable development.
The Thomas Jefferson Sustainability Council was created in 1994 by the regional Thomas Jefferson Planning
District Commission. The Council grew out of the 1990-92 Thomas Jefferson Study to Preserve and Assess the
Regional Environment (TJSPARE). It is a 34-member council with representatives from the six member
localities: Albemarle, Fluvanna, Greene, Louisa and Nelson Counties, and the City of Charlottesville. The diverse
group of farmers, business people, foresters, environmentalists, developers and elected officials was given the
charge to, "describe a future where our economic, human, social, and environmental health are assured." The
Council addressed the areas of: human population, basic human needs, economic development, transportation,
land development, waste, values/ethics, community awareness, interdependence/balance, government, natural
environment, and agriculture/forestry.
Th.e Council has developed a mission statement, principles which govern a sustainable community, and the goals,
objectives, indicators and benchmarks of a sustainable region. These conclusions stress the importance of taking
the long view and the interdependence of all aspects of a community.
The Mission of the Thomas Jefferson Sustainability Council is to provide citizens throughout the Region
with information and encouragement to meet the needs of the present without compromising the ability
of future generations to meet their own needs. ~
The final product of the Council's work is development of 15 Statements of Accord. The Council now seeks to
develop a consensus through the Accords and the State of the Region Report in the localities, within local
governments and among the diverse interests of the community to work together for a sustainable future in the
Region.
Strategy: Review and support as appropriate the following Sustainability Council's Statements of Accord:
Encourage and maintain strong ties between the Region's urban and rural areas, fostering healthy
economic, environmental, social and political interactions.
Strive for a size and distribution of human population which will preserve the vital resources of the
Region for future generations.
Retain the natural habitat required to support viable plant and animal communities which make up
the Region's biological diversity.
Ensure that water quality and quantity in the Region are sufficient to support the human population
and ecosystems.
Optimize the use and reuse of developed land Promote clustering in residential areas and the
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integration of business, industry, recreation, residential and open space.
Promote the consideration of appropriate scale in all development and land use decisions.
Retain farmland and forest land for the futur~
Broaden the use of sustainable forestry practices among loggers and landowners.
Promote the sale of locally produced farm and forest products in local, national and international
markets.
Develop attractive and economical transportation alternatives to singe occupancy vehicle use.
Promote the conservation and efficient use of energy resources.
Provide, at all levels, educational opportunities open to every member of the community.
Ensure that every member of the community is able to obtain employment that provides just
compensation, mobility, and fulfillmena
Increase individual participation in neighborhood and community organizations.
Encourage greater understanding of sustainability issues as they affect individuals and the Region,
using formal and informal education and local media coverage.
Physical Setting
Location and Geography
The County of Albemarle lies in the central part of the Commonwealth of Virginia. Charlottesville, which
is located basically in the center of the County, is approximately 70 miles from Richmond, 115 miles from
Washington, D.C., 189 miles from Virginia Beach, 21 miles from Skyline Drive, 68 miles from Lynchburg,
and 123 miles from Roanoke.
Albemarle is bordered on the north by Greene and Orange Counties, on the east by Louisa and Fluvanna
Counties, on the south by Buckingham County, and on the west by Nelson, Augusta, and Rockingham
Counties. The crest of the Blue Ridge Mountains forms the northwestern edge of the County.
The County is included in the Charlottesville Metropolitan Statistical Area (MSA), which was designated by
the U. S. Department of Commerce in 1981. The MSA is made up of Charlottesville and Albemarle, Greene
and Fluvanna Counties.
Area
Albemarle, the fifth largest county in the state, contains 465,040 acres or 726.6 square miles of land area, of
which six square miles are water. Within this area is the Town of Scottsville which contains about 833 acres
or 1.3 square miles, and the Shenandoah National Park, which contains 15,000 acres, or 23.4 square miles.
Not included in the County area figure is the City of Charlottesville, a separate jurisdiction which contains
approximately ten square miles. Albemarle County is shown in Map--.
Geology
Albemarle County is underlain by bedrock which, in its western half, is primarily igneous and metamorphic in
character..The eastern part of the County is underlain by sedimentary and igneous rocks which have been
subjected to different degrees of metamorphism. Sedimentary rocks of Triassic age occur in the vicinity of
Scottsville and Burnleys. Throughout the County th~ rocks outcrop in broad belts extending in a northeasterly-
southwesterly direction.
The major structural feature is the Southwest Mountains - Blue Ridge anticline. This is a great recumbent
anticline with drag folds bounded on the east by the Southwest Mountains and on the west by the Blue Ridge
Mountains. It is bisected by the Mechums River graben, a down-faulted belt of metamorphosed rocks,
composed of the Rockfish conglomerate, the Lynchburg gneiss, the Charlottesville formation and the
Mechums River formation.
For further information on the geology and mineral resources of Albemarle County, consult the Geology and
Mineral Resources of Albemarle County, published by the Virginia Division of Mineral Re. sources, 1962.
(See also Groundwater Resources, page --, and Mineral Resources, page -.)
Topography
Albemarle County is situated within two physiographic provinces: The Blue Ridge Physiographic Province
and the Piedmont Physiographic Province. The highest point in the County, 3,389 feet (1,033 m), is on the
crest of Big Flat Mountain in the extreme northwestern corner of the County. The lowest elevation,
approximately 235 feet (72 m), occurs where the Rivanna River crosses into Fluvanna County just south of
Boyd Tavern. The elevation of Charlottesville is approximately 500 feet (152 m). Most areas of the County
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lie below 1,000 feet (305 m) in elevation. Approximately 83,634 acres are designated as Mountains, including
15,000 acres in the Shenandoah National Park (See Map -).
Slope
Slope refers to the slant or steepness of the land.
suitability and physical development.
It is one of the most important determinants of land use
Slope is expressed in a percentage as measured by the number of feet change in elevation per 100 horizontal
feet. The following list provides a description of various slope categories:
0-2% flat land;
3-7 % rolling, moderately sloping;
8-15 % hillside;
'16-24% steep hillside;
25% + critical slope.
The County's steepest lands are concentrated on its western border and are made up of the eastern slopes of
the Blue Ridge. Other major concentrations of steep terrain include a series of mountains in the southwest
quadrant of the County and the north south linear formation made up by the Southwest Mountains and Carter's
Mountain (see Map -). Critical slopes are discussed further under the Natural Resources section, page --.
Climate
Warm, humid summers, and mild winters characterize the climate of Albemarle County. The mountains along
the western boundary, along with the Chesapeake Bay and the Atlantic Ocean to the east, are major factors
controlling the climate, in addition to the latitude and location on the North American continent.
Records from the State Climatologist's Office (1961-90) in CharlOttesville indicate that the average annual
temperature in the area is approximately 57°F (13.9°C). Extremes have been recorded as high as 107°F
(41.7°C) in September, 1954, and as low as -10°F(-23.3°C) in January, 1994. The average annual precipitation
is approximately forty-seven (47) inches, and rainfall is the dominant form of precipitation. The average annual
snowfall is approximately twenty-four (24) inches.
The typical growing season (from the last freeze In spring to the first freeze in autumn) is 210 days. Freezes
usually do not occur between April 7 and November 4. However, freezing temperatures have occurred as late as
May 10 and as early as October 3.
OPEN SPACE RESOURCES
GOAL: Protect the County's natural, scenic, and historic resources in the Rural Area and Development
Areas.
Introduction
Open space resources include natural, scenic, and historic resources. Natural resources discussed in this chapter
include, among others, water resources, agricultural and forestry resources, biological resources, and mountains.
Natural, scenic and historic resources are recognized in both the Rural Area and the Development Areas of the
County, but these open space resources, and resource protection efforts, are more closely tied to the Rural Area
through the Growth Management goal. There is a strong relationship between natural, scenic and historic
resources, water supply protection, and agricultural and forestry preservation, which are defining elements for the
Rural Area.- Agricultural and forestry resources are recognized and protected for agricultural and forestry uses
uniquely in the Rural Area. Those uses are discussed further in Chapter Four, the Rural Area.
Natural, scenic, and historic resources are essential to Albemarle County's character, both rural and urban, its
economic vitality, and quality of life.. The three types of open space resources are discussed separately in the
following sections. Often, however, a single reSOurce will serve all three functions. The Rivanna River, for
example, is a natural resource which provides aquatic habitat and floodplain; it is a scenic resource which is
designated a Virginia Scenic River; and it is a hiStoric resource with evidence of canal locks remaining from the
days when it was a major transportatiOn route.
All open space resources have several properties in common:
· Open space resources provide multiple benefits: ecological, educational, recreational, aesthetic, and
ecoriomic.
· They share interdependency. Protection or misuse of one resource will also protect or adversely affect
other resources. For example, the maintenance of forested areas protects surface and ground water
quality, wildlife habitat, critical slopes, and air quality.
Open space resources are non-renewable. They can be depleted, such as through the conversion of
farmland, or the destruction of a historic resource; or they can be degraded, such as through the polluti°n
of drinking water supplies. These characteristics increase the importance of providing open space
resource protection.
The ways that we currently use and protect our open space recources will determine whether we will be able to
maintain our current quality of life into the future. The concept of sustainability provides a method to objectively
look at our actions, and to ensure the stewardship of Albemarle County's resources for future generations.
The Open Space and CriticalResources Plan, adopted in 1992, consolidates information on open space resources
in a comprehensive and integrated fashion in order to identify the most important areas to protect as open space.
It identifies four major systems of open space which extend across the boundaries of the Rural Area and the
Development Areas: Major Stream Valleys, Important Farmlands and Forests, Mountains, and Cultural Resources.
This Comprehensive Plan continues that effort to identify resources and to recommend appropriate protection
measures.
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· Natural Resources
GOAL: Preserve and manage the County's natUral resources in order to protect the environment and to
conserve resources for future use.
Natural resources in Albemarle include its surface water and groundwater resources, biological resources,
agricultural and forestry resources, critical slopes, mountains, the dark sky, wooded areas, soils, air, and
minerals. Conservation of natural resources, avoids wasteful or destructive uses, and provides for future
availability. Unwise use of these resources constitutes a potential danger to the public health, safety, and
welfare. It is the County's intent that development and other human activity should adapt to the natural
environment, rather than unnecessarily modifying the natural environment with unknown consequences to
accommodate development and man's activities:
Regulations which currently protect natural resources are referenced under each section. Standards, where
'applicable, are statements of desirable levels of protection for resources. They are intended to assist in evaluation
of rezoning, special use permit, site plan, subdivision, and other reviews, and are presented in the form of
recommendations.
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Water Resources
GOAL: Protect and conserve the County's surface water and groundwater supplies for the benefit of
Albemarle County, the City of Charlottesville, the Town of $cottsville, downstream interests, and ecological
communities in the region.
Introduction
Protection of water resources is of vital importance io Albemarle County and Virginia in general. Albemarle's
location adjacent to the Blue Ridge Mountains provides both the advantage of clean headwaters, and a
responsibility to protect them. Albemarle shares the statewide concern for the water quality of the Chesapeake
Bay. The County's water resources program includes watershed protection for drinking water supplies,
groundwater protection, Chesapeake Bay protection, storm water management, and implementing best
management practices. The program, however, cannot function without effective education and outreach and the
active participation of concerned citizens. Citizens have been and will continue to be active in stream monitoring,
stream clean-ups, and spreading the message of environmental stewardship.
Although Albemarle County has been undertaking water resources protection for many years, this effort is
represented by an assemblage of various programs, as outlined above. As our population continues to grow and
stresses on our water resources increase, it is becoming imperative that the various components of the water
resources programs be unified in philosophy and action to represent a cohesive and effective vision of how to
protect these vital resources into the future. In other words, it is important that the whole become more than the
sum of the parts.
PRINCIPLES
In order to strive for this unification, we Understand the following principles about the natural landscape and the
people that inhabit that landscape:
Water resources do not follow jurisdictional boundaries. Albemarle County is connected hydrologically
(through surface water and groundwater) to the City of Charlottesville, Greene County, Fluvanna County,
Nelson County, Louisa County, Orange County, and the rest of the Chesapeake Bay watershed.
Surface water and groundwater are interconnected Systems. The quality and quantity of one is
interdependent on the quality' and quantity of the other. For instance, groundwater recharges springs and
streams, Impervious surfaces reduce groundwater recharge and increase the rate and volume of surface
water discharge during storms.
Our populatiOn is dependent for its health and well-being on both surface water and groundwater. Our
businesses, industry and jobs, not just residents, are also dependent on water resources. Approximately
half of the County's population uses surface water for consumptive uses through the public system
consisting of five reservoirs and one run-of-the-river intake. The other half uses groundwater via private,
individual wells and springs or small community systems.
As our population grows and stresses on water resources increase, we must increasingly strive to use these
resources in an efficient manner. The more use we get out of every gallon of water leaves more in streams
and groundwater for the maintenance and health ofnatural ecosystems. Economically, this approach will
help keep our current resources viable into the future.
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Land use and development should strive to work with natural processes to minimize, by design, impacts
on streams and groundwater. This includes reducing impervious cover and incorporating design features
that consider runoff quantity and quality, the integrity of natural stream channels, and aquatic habitats.
All land uses, landowners, and residents (urban, suburban, agriculture, forestry) share the responsibility
for preserving, protecting, and enhancing water resources in the community for current and future
generations and the biological communities we share this landscape with.
The Comprehensive Plan, while enumerating the specific programs that compose water resources management,
must always refer back to these guiding principles to establish a blueprint for philosophy and action.
PUBliC EDUCATION
OBJECTIVE: Implement an ongoing educational program for the general public that emphasizes protection
of surface and groundwaters and the property owner's responsibility. Coordinate efforts with the public
schools, the EnvirOnmental Education Center, Thomas Jefferson Soil and Water Conservation District, the
Rivanna Water and Sewer Authority, Albemarle County Service Authority, Ivy Creek Foundation, Thomas
Jefferson Sustainability Council, and other local environmental education efforts.
Individual households and farms play an important role in the prevention of surface water and groundwater
pollution. Non-point source pollution of surface water will result from runoff carrying sediment, agricultural and
lawn chemicals and nutrients from fertilizers, septic system effluent, and toxic substances such as oil and
antifreeze. Groundwater can also be threatened by seepage of agricultural and household products and waste and
underground storage tanks for home fuel oil and other products.
AgricUltural uses are exempt from many water protection regulations. Therefore, voluntary techniques must be
conveyed to farmers that will both educate and inspire positive measures on their part. For the typical County
household, environmental stewardship is voluntary. It is important that property owners understand the impact
of their daily activities and how to help protect water resources. Public education to residents (not only property
owners) should be included in water bills, tax bills, or other means of disseminating water protection information.'
Also, activities should be coordinated with other local environmental education efforts.
EXISTING COUNTY REGULATIONS
OBJECTIVE: Continue to enforce all existing regulations for the protection of water resources.
The County's preexisting water resources ordinances were consolidated and updated in the form of the Water
Protection Ordinance (Chapter 19.3 of the Code of Albemarle), which was adopted by the Board of Supervisors
on February 11, 1998. This ordinance replaced the following ordinances:
(1) Erosion and Sediment Control Ordinance,
(2) Runoff Control Ordinance,
(3) Water Resources Protection Areas Ordinance, and
(4) the stormwater detention requirements of the Subdivision Ordinance.
The intention of the new ordinance is to simplify the administration of water-related development review,
eliminate redundancy between programs, provide a more user-friendly process for applicants, and create a more
comprehensive and up-to-date water resources program.
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In addition to the Water Protection Ordinance, the other programs listed below are County efforts that directly or
indirectly benefit water resources:
Rural Areas zoning;
Critical slopes regulations;
Flood hazard overlay regulations;
Supplementary regulations for tree cutting;
Scenic overlay for designated streams;
Industrial performance standards and restrictions on excessive water use or discharges other than domestic waste;
and,
Site plan requirements including soils suitability and storage of potential pollutants.
Strategy: Produce a local Design Manual with criteria for complying with all regulations. The Engineering
Department should lead the effort of Design Manual production.
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AGENCIES RESPONSIBLE FOR WA'rER RESOURCES IN VIRGINIA
Virginia has an intricate web of agencies responsible for different aspects of water resources management. The
following table summarizes these major agencies and their chief responsibilities with regard to surface water and
groundwater management in Albemarle County:
WATER RESOURCES: AGENCIES & RESPONSIBILITIES
Albemarle County o Land use & comprehensive ° Land use &
planning to protect water, comprehensive
· Implementor of erosion planning to protect
control, stormwater, water.
reservoir protection, and · Can require verification
flood plain ordinances, of adequate quantity for
° First responderfor most new development and
hazardous materials spills water quality testing for
(Fire & Rescue). building permits.
LOCAL Rivanna Water & · Wholesaler of drinking water
Sewer Authority and wastewater treatment for
(RWSA) urban areas. Two customers
are.A CSA and the City.
° Makes decisions regarding
future water supply planning
and selection.
· Authorized to construct and
operate facilities for potable
water and wastewater.
Albemarle County · Retailer of drinking water · May have responsibility
Service Authority and wastewater collection for to take over failed
(ACSA) urban areas, community wells or
· Leadership on water hook-up those
conservation program, communities to public
system.
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Thomas Jefferson · Conduct regional studies, · Conduct regional
REGION Planning District e.g., build-out analysis, studies, e.g., DRASTIC
Commission Rivanna Basin Project. mapping, Pesticide
(TJPDC)
study.
Thomas Jefferson o Provides technical assistance · BMPs may also benefit
.Soil & Water for BMPs. groundwater.
Conservation · Administers cOst-share
District program for agricultural
(TJSWCD) BMPs.
· Conducts educational
programs.
~ · Assists with Agricultural
Stewarship Act
investigations.
· Administers agriculturalpart
of County's stream buffer
ordinance}
Department of · Conducts water quality · Underground and
Environmental monitoring and issues above-ground storage
Quality (DEQ) reports. Maintains water tank regristration and
quality standards, leak investigation &
· Issues permits for point remediation.
source discharges, ·~ Pollution response.
stream/wetland impacts, and · Administers
water withdrawals (instream antidegradation policy.
flow protection).
· Pollution response. Chief
responder to petroleum
products in water.
Virginia · Issues permits for water and · Issues permits for water
Department of wastewater system supplies (including
STATE Health (VDH) improvements, wells) and sewage
disposal systems
(including septic
systems).
Division of · Surficial and bedrock
Mineral geology mapping.
Resources (DMR) · Assists with special
projects (e.g., Pilot
Groundwater Study).
· Pilot project to produce
groundwater data base
for Albemarle County.
Department of · Lead agency on nonpoint · Nonpoint source
Conservation & source programs, including programs related to
Recreation - grant administration, groundwater, including
Division of Soil · Administers Erosion and administering grants.
& Water Sediment Control Act and
Conservation Stormwater Management
(DCR-DSWC) Act.
· Lead agency for soil and
water districts.
Chesapeake Bay · Administers Chesapeake Bay · Some aspects of Local
Local Assistance Preservation Act. Maintains Assistance Manual are
Department Local Assistance Man ual for relevant for
(CBLAD) Act implementation, groundwater protection.
· Reviews state agency projects
that impact RPA streams.
Virginia Marine · Clearinghouse agency for
Resources Joint Permit Application for
Commission projects that impact streams
(VMRC) & wetlands.
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Department of · Provides input on Joint
Game & Inland Permit Applications,
Fisheries (DGIF) especially where stream flow
and endangered species are
involved.
· Conducts'studies on fisheries
and habitat.
· Oversight over fisheries and
boating.
Virginia ° Technical assistance and
Department of cost-share for forestry
Forestry (VDOF) BMPs.
· Assistance on special
projects, e.g., stream
restoration.
Virginia o Technical assistance to · Active with educational
Cooperative farmers, land managers, and program for farmers
Extension (VCE) residents on for groundwater
fertilizer/pesticide use and . protection.
BMPs. · Provided voluntary well
testing program in
Albemarle in 1995.
Virginia · Lead agency on Agricultural · Lead agency on
Depar~ent of Stewardship Act. Agricultural
Agriculture & Stewardship Act.
Consumer · Implements the Pesticide
Services Control Act and maintains · Lead agency for
(VDACS) the Pesticide Control Board pesticide management
to regulate the manufacture, with regard to
sale, application, and storage groundwater.
of pesticides.
Department of · Response and technical
Emergency assistance to locality on
Services (DES) hazardous materials spills.
· Oversees federal SARA Title
lll provisions and Local
Emergency Planning
Committee.
Groundwater · Interagency committee
Protection that developed and
Steering updates "Groundwater
Committee Protection Strategy."
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U.S. Army Corps · Lead agency for wetlands
of Engineers and stream crossings permits
FEDERAL (COE) (Section 404 of the Clean
Water Act).
U.S. · Administers Clean Water · Develops and
Environmental Act..Virginia has primacy administers programs
Protection over most CWA programs, for wellhead protection.
Agency (EPA) but EPA has oversight and · Ultimate responsibility
veto authority, for anti-degradation
, policy.
Natural · Technical assistance for · Active with educational
Resources agricultural stewardship programs to assist
Conservation activities, farmers with
Service (NRCS) · Administers conservations groundwater protection.
provisions of the Farm Bill.
· Administers Emergency
Watershed Project for flood
response.
U.S. Geological · Conducts studies of surface · Conducts studies of
Survey water and Chesapeake Bay. surficial and bedrock
· Maintains stream gauge geology and
network, hydrogeology.
· Produces annual water · Produces annual water
resources data reports, resources data reports.
° Responsible for topographic
maps.
· Cost-share with localities on
special projects.
· Studies flooding and debris
flow incidents.
Federal · Administers Flood Insurance
Emergency Program and maintains flood
Management plain maps.
Agency (FEMA) · Provides funding for flood
relief, including
transportation projects (e.g.,
Sugar Hollow road and
bridges).
WATER RESOURCES COMMITTEE
OBJECTIVE: Maintain a water resources committee to coordinate local water resources protection matters.
The Water Resources Committee began meeting in 1989. Current membership includes representatives from
County Planning and Engineering Departments, the Rivanna Water and Sewer Authority, the Thomas Jefferson
Soil and Water Conservation District, and the Soil Conservation Service. Non-appointed representatives include
members of the Planning Commission, the development community, and an environmental organization. The
Committee has addressed the following topics: streamlining and consolidation of County water resources
ordinances, stormwater management, review of the South Fork Rivanna Reservoir Watershed Management Plan,
permitting and construction of the Liekinghole Creek regional sedimentation basin, development of the Water
Resources Protection Areas Ordinance, review of the Groundwater Protection Study and pilot groundwater
project, and review of the Water Resources section of the Comprehensive Plan.
Committee membership should include citizens involved in fanning and forestry. It should also be broadened to
include City, University, neighborhood, and civic organization representation. This is particularly relevant in light
of the Moores Creek study for stormwater management, a joint effort between the County, City, and University.
Such a committee would be able to consider water resources issues in a collaborative and regional fashion, and
would facilitate communication between jurisdictions on water resources topics.
Strategy: The Committee should continue to work towards coordination and citizen participation at the
committee level
Strategy: Broaden membership on the committee to include citizens involved in farming and forestry,
representatives from the City of Charlottesville, the University of Virginia, Thomas Jefferson Health District,
other relevant agencies, and community organizations.
Strategy: Seek input through coordination with existing committees such as the Planning and Coordination
Council's technical committee, P~I CC- Tech.
Strategy: The Committee should work through ad hoc committees to address timely and relevant water
resources topics, either at their own discretion or at the discretion of the Board of Supervisors or Planning
Commissiota
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Surface Water
OBJECTIVE: Protect the County's surface water through a management program that recognizes the
functional interrelationship of stormwater hydrology, stream buffers, floodplains, wetlands, and human
management practices.
It is a challenge to balance public (human) uses for surface water with the maintenance of water-dependent
ecosystems. In this regard, the following sections outline the components of surface water management in
Albemarle County. The initial section outlines the geography of Albemarle's watersheds. Subsequent sections
discuss aspects of surface water management: public uses, stormwater management, Chesapeake Bay and stream
buffers, flood plain management, wetlands, voluntary best management practices, and the consideration of special
resource areas. It is important to understand that these program areas are interrelated. For instance, stormwater
management influences flooding and flood plains; stream buffers and wetlands protect stream channels from
stormwater and help absorb flood waters; and best management practices prevent pollution of local streams and
the Chesapeake Bay. While each program area is given separate treatment in this chapter, their functional
interrelationship remains the most important feature of sound water resources management.
MA]OR WATERSHEDS
Albemarle County forms the headwaters for the Middle James River Basin, with only a small portion of northeast
Albemarle draining into the York and the Rappahannock River basins (see Map --). The entire County is part of
the Chesapeake Bay Basin.
Each major river basin (James, York, Rappahannock) contains several smaller river watersheds (e.g., The North
Fork'Rivanna, South Fork Rivanna, and Hardware River watersheds are components of the James River Basin).
Similarly, within each river watershed are yet smaller stream and creek watersheds (e.g., the Moormans and
Mechums river drainages are components of the South Fork Rivanna Watershed). These smaller watershed units
can be viewed as "home" watersheds, as they are at a geographical scale that people can actually experience, much
like a neighborhood or the jurisdictional limits of a town.
For Albemarle County, the following list outlines each major river basin along with the river and home watersheds
that form their building blocks:
17
Middle James River Basin
North Fork Rivanna River
1. Lynch River
2. Beaverdam Creek
3. Preddy Creek
4. North Fork Rivanna River
South Fork Rivanna River
5. Moormans River
6. Doyle River
7. Rocky Creek
8. Buck Mountain Creek
9. Beaver Creek
10. Lickinghole Creek
11. Stockton Creek
12. Mechum River
13. Ivy Creek
14. Powell Creek
15. South Fork Rivanna River
Rivanna River
16. Moores Creek
17. Meadow Creek
18. Buck Island Creek
19. Mechunk Creek
20. Upper Middle Rivanna River
21. Middle Rivanna River
Hardware River
22. North Fork Hardware
23. South Fork Hardware
24. Hardware River
James River
25. Totier Creek/Rock Castle Creek
26. Ballinger Creek
27. James River Tributaries
Rockfish River
28. North Fork Rockfish
29. Middle/Lower Rockfish
York River Basin
South Anna River
30. Happy Creek
Rappahannock River Basin
Rapidan River
31. Blue Run
18
Rivei'
3
River
,r~at, e~fh ~ ALBI]]MARLE ~,
COUNTY, VIRGINIA
'~.-'.' Major River Watersheds
· ,' and "[lone" Watersheds
... ~ ,29 '} r
River Basin
"%"~ ~ ,' ~0 York River Basin
'"' "'?i.' -
OF
Rappahannock
~O~VILLE ~1 River Basin
Ma}or Watershed
Bou nda r
Home Watershed
Boundaries
~\.~. SOURCES:
' David Hirsehman. Watershed ManaRement
CourtLy o~ Albemarle. Dep:. o~ En&~neerin8 - ~99T
eparLmenL of ~anning and Commun~Ly Deve~opmenC · O[fice or ~apping. Graphics and In[ormaLion Resources
PUBLIC USES AND ECOLOGICAL VALUES
OBJECTIVE: Maintain the integrity of existing stream channels and networks for their biological functions
and drainag~ Protect the condition of state waters for ali reasonable public uses and ecological functions.
Restore degraded stream and wetland ecosystems where possible.
Surface water serves many purposes: drinking water supplies, recreation (swimming, fishing, boating), agriculture
(irrigation, livestock), industrial and commercial uses, wastewater assimilation, scenic beauty and open space,
aquatic and shoreline habitat, and drainage.
Withdrawals for public drinking water supplies are a major use of surface water in Albemarle. The current demand
for public drinking water exceeds 12 MGD (see Surface Drinking Water, p-- and the Land Use Plan Chapter,
Public Water and Sewer section, p. 109). There is minor demand for golf courses and quarries. Agricultural uses
of surface water include watering of livestock and irrigation, although exact rates are difficult to determine.
Fi shing and boating are permitted on all County reservoirs. Lake Albemarle near White Hall is designated a
public fishing lake. Several streams in northwest Albemarle are designated natural trout waters by the DEQ:
North and South Fork Moorman's River, Doyle River, Jones Run, and Pond Ridge Branch. County swimming
facilitieS are provided at Mint Springs Lake, Chris Greene Lake, and at Walnut Creek Regional Park.
As land use changes occur one parcel at a time, it can be difficult to ascertain cumulative impacts to water
resources. A "tragedy of the commons" can ensue if each parcel-level impact is deemed acceptable according to
existing standards while the larger ecosystem declines incrementally to levels that the community would otherwise
find unacceptable. One approach used by federal and state agencies to address this phenomenon is "Total
Maximum Daily Load," or TMDL. The use of TMDL's for a given river segment allows regulatory agencies to
determine acceptable pollutant loads for that river as a whole, and then to allocate pollutant limits to the various
pollution sources within the river basin such that the total acceptable load is not exceeded. Of course, how and
by whom the "acceptable" pollutant level is set is of critical importance to this approach. There may be a better
method to assess the cumulative effects of land use decisions. TMDL's set pollution thresholds but may not
discourage pollution.
TechnolOgies and approaches to restore degraded ecosystems are continually being developed and refined. While
promising, restoration is an extremely complex undertaking, as a web of interconnected factors (e.g., hydrology,
vegetation, geology, soils) must be understood to create a successful design. In addition, costs can be high and
outcomes uncertain. For these reasons, it is essential to: (1) place major emphasis on protecting water resources
before they become degraded or furflaerdegraded (from existing conditions), and (2) establish priorities for
restoration to make best use of technical and financial resources.
Strategy: The County should adopt a TMD£ or similar approach to understand cumulative impacts and to
prevent ecosytem degradation.
Strategy: Create a prioritization method for restoration projects to make best use of resources.
20
5'I'ORMWATER MANAGEMENT
OBJECTIVE: Protect the safety and welfare of the citizens, 'property owners, and businesses by minimizing
the negative impacts of increased stormwater discharges from new land developmena
OBJECTIVE: Facilitate the integration of stormwater management and pollution control with other
programs, policies, educational efforts, and Comprehensive Plans of jurisdictions in the region.
Urban and suburban development changes the nature of streams and drainage ways, and can result in increased
flooding, loss of groundwater recharge, and water quality degradation. Pollutants present in urban and suburban
runoff include: sediment, fertilizers, pesticides, heavy metals, bacteriological contaminants, and grease and oil,
among ether pollutants. Since 1980, the County has required development in an urban and urbanizing Portion
of the County known as the "storm water detention area" to utilize facilities that detain storm water. The purpose
of these measures is to protect downstream properties from excessive drainage, erosion, and flooding. As part
of the process of developing the Water Protection Ordinance, the County has been studying how the storm water
program can be enhanced to be more comprehensive, to Coordinate storm water management within entire
drainage basins, to incorporate water quality concerns, and to improve the design and maintenance of storm water
facilities. The Design Manual currently under development will further refine County guidance on these matters.
The standards developed in the Water Protection Ordinance should also be considered by the City and University.
The regionalization of stormwater management has been discussed by PACC-Tech and other
City/County/University forums, and a focus group with regional representation assisted with the development of
objectives for the new ordinance. It certainly makes sense to address drainage and stormwater in a regional
framework, especially for Moores Creek, Meadow Creek, the Rivanna River, and the drinking water supplies,
since all of these resources are shared by the region's jurisdictions.
Watershed studies for Moores Creek and the South Fork Rivanna (including Meadow Creek) watersheds were
completed in 1997 by Dewberry & Davis. The County, City, and University all contributed funds to the
development of these studies. The studies include hydrology, hydraulics, water quality, and stormwater
recommendations for those drainage basins. An associated EPA grant included the following activities: teacher
workshops for City and County teachers on watershed education, the development of a watershed team concept,
storm drain stenciling, and the training of citizen stream monitoring teams.
The Moore's Creek and South Fork Rivanna watershed studies recommend the following actions:
· Develop stormwater management practices and policies.
· Develop proactive flood hazard mitigation practices.
· Develop a prioritized remedial plan for watershed improvements.
· Develop a monitoring program.
· Implement a public awareness and education program.
The major projects outlined above will change the nature and scope of how the County manages stormwater
runoff.
Strategy: Control nonpoint source pollution, erosion and sedimentation, and stream channel erosion.
Strategy: Implement the recommendations of the Moores Creek and South Fork Watershed Studies. Initiate
additional watersheds studies based on a prioritization plan.
Strategy: Encourage the design and construction of creative and effective stormwater facilitie~ and best
21
management practices, including nonstructural approaches. Provide for the long term maintenance of these
practices and facilities.
Strategy: Future Development Area boundaries should follow watershed divides in order to coordinate land
use policy and water resources policy.
Strategy: Coordinate within the County government, with State'agencies, and with the design and development
communities to encourage development and transportation design that reduces impervious cover, and that
minimizes, by design, adverse impacts on Water resources.
CHESAPEAKE BAY AND LOCAL STREAM CORRIDORS
OBJECTIVE: Continue to support Chesapeake Bay protection initiatives.
OBJECTIVE: Preserve designated Stream Valleys in their natural state in order to protect significant
resources associated with stream valleys and to provide buffer areas.
The Chesapeake Bay Program is a partnership between the U.S. Environmental Protection Agency and the
signatories to the Chesapeake Bay Agreement: the states of Virginia, Maryland, and Pennsylvania, and the District
of Columbia. Each jurisdiction has adopted its own programs and regulations in a regional effort to restore the
Chesapeake Bay ecosystem. Indicators for. which data continue to be collected include: hutrient levels,
concentrations of toxic chemicals, the health of submerged aquatic vegetation, fish populations, and habitat
integrity.
The General Assembly adopted the Chesapeake Bay Preservation Act in 1988, which establishes the Chesapeake
Bay Local Assistance Board to promulgate regulatiOns and criteria for land use controls to protect the Bay. Local
governments in the Tidewater area are required to: (1) incorporate general water quality protection measures into
their comprehensive plans, zoning ordinances, and subdivision ordinances; and, (2) establish programs in
accordance with the Board's criteria that define and protect Chesapeake Bay Preservation Areas. The
Commonwealth is required to provide assistance to 16cai governing bodies, and all agencies of the Commonwealth
must exercise their delegated authority in a manner consistent with water quality protection provisions of local
plans and ordinances.
In June of 1991, Albemarle County became the first, and remains the only, non-Tidewater locality in Virginia to
voluntarily adopt a local Chesapeake Bay protection ordinance:~ This action broadened the County's approach
to water resources issues to a County-wide and regional perspective. This includes a recognition that Albemarle
County is one piece of the Chesapeake Bay watershed, and that local efforts to help restore the Bay will also
benefit the health of stream and rivers within the County.
Albemarle County's Water Protection Ordinance is a local effort to enhance the quality and health of local streams
and rivers and help in the Bay restoration effort. The ordinance establishes stream buffers along many County
streams and associated non-tidal wetlands.'The intent of the ordinance is to maintain areas of vegetation along
perennial streams (and intermittent streams within a drinking water watershed) and associated wetlands in order
to retard runoff, prevent erosion, filter pollutants from runoff. The buffer areas also function to moderate stream
~ A few other localities, such as Clarke and Loudoun counties, have adopted stream buffer type
ordinances through their zoning ordinances, but not under the auspecies of the Chesapeake Bay
Preservation Act.
22
qALBEMARLE /f~,
COUNTY, VIRGINIA~'~ '~
CHESAPEAKE BAY
WATERSHED
Department of Planning and Community
Development
*Office of Ya, pping. Graphics and
Information Resources (OOMGAIR} j
23
temperature and provide high quality habitat for aquatic and terrestrial life, including fish, and other types of
wildlife. Mitigation Plans are required for development activities that propose to encroach into the buffer areas,
and mitigation measures are required.
For agricultural activities, buffer encroachments are allowed as long as soil and water conservation practices are
employed. The Thomas Jefferson Soil and Water Conservation District (TJSWCD) administers the ordinance
for agriculture. TJSWCD also employs the Virginia Best Management Practice Cost-Share Program to provide
financial assistance for agricultural landowners to implement runoff control and nutrient management practices.
The program uses a prioritized list of watersheds to target its BMP funds; in Albemarle County, the Totier Creek
watershed has the highest priority.
A lesson from implementation of the stream buffer program to date is that it is better to leave existing buffer areas
undisturbed than to attempt to recreate buffers through revegetation, which can be costly and have uncertain
success. Therefore, the program's chief challenge is to build awareness and acceptance of the ordinance among
those regulated by it and the general public so that land disturbing activities are designed around the buffer areas
instead of trying to mitigate encroachments after they occur.
Efforts to protect and enhance stream buffers mesh closely with areas designated in the Open Space Plan as
"Major and Locally Important Stream Valleys.' These areas include 100 year floodplains, adjacent non-tidal
wetlands, critical slopes, and soils with severe restrictions due to flooding or wetness. The Open Space Plan
recommends that these stream valleys be protected for environmental purposes and as important community
open space corridors.
Strategy: Develop guidelines (or standards) for activities in stream buffer areas to be incorporated into the
County Design Manual
FLOODPLA~'NS
OBJECTIVE: Protect floodplains from inappropriate uses and recognize their value for stormwater
management and ecological functions.
Flooding occurs regularly on all major streams. Major flooding occurred, especially near Scottsville, in 1969
during Hurricane Camille and in 1972 during Hurricane Agnes. As a result, a federal grant was obtained in order
to construct an earthen dike to protect the Town of Scottsville. The Route 29 North Urban Area experienced flash
flooding in 1982 as a result of an unusually severe localized storm. The Moorman's River experienced major
flooding and debris flows during June, 1995 storms.
In December, 1980, new flood hazard maps and the Flood Hazard Overlay District were adopted as part of the
County's Zoning Ordinance. This action was the basis for the Federal Emergency Management Agency to
increase Albemarle County's coverage under the National Flood Insurance Program. In order to continue under
this program, the County must strictly adhere to zoning regulations governing floodplain usage.
Flood hazard areas are those lands identified as being subject to flooding by a one-hundred-year storm. The U.S.
Army Corps of Engineers maps delineate floodplains for ali streams having a watershed of one square mile or
greater. In addition, the Site Development Plan section of the Zoning Ordinance requires delineation of one-
hundred-year floodplain limits for all watercourses with watersheds of fifty acres or more. Soils which are limited
by occasional or frequent flooding are also addressed in the Zoning Ordinance.
Encroachment into floodplain lands by development and inappropriate uses can result in increased danger to life,
24
health and property; public costs for flood control measures, rescue and reliefefforts; soil erosion, sedimentation
and siltation; pollution of water resources, and general degradation of the natural and man-made environment.
Stripping land and paving over soil increases the rate and amount of storm water runoff, and can increase flood
levels.
The County Zoning Ordinance regulates structural uses, wells, septic systems, storage facilities, water and sewer
facilities, and renovation/restoration of structures/facilities in the floodplain.
WETLANDS
OBJECTIVE: Protect wetlands from inappropriate uses and recognize their value fOr maintaining surface
water quality and other benefits.
Non-tidal wetlands are currently regulated under the federal Clean Water Act. Section 404 of the Act requires
a permit for the discharge of dredged or fill material into waters of the United States, including wetlands. The
U.S. Army Corps of Engineers administers these permits. Through Section 401 of the Clean Water Act, the
Virginia Department of Environmental Quality may also review and require mitigation for projects that impact
wetlands and streams.
Wetlands are defined as those areas that are inundated or saturated by surface or groundwater at a frequency and
duration sufficient to support, and under normal circumstances do support, a prevalence of vegetation typically
adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas.
Evidence of wetland indicators from each parameter (hydrology, soil, and vegetation) must be found in order to
make a positive wetland determination. Wetlands are important for maintaining surface water quality. Other
benefits include erosion control, flood reduction, spawning areas, groundwater recharge areas, and wildlife habi-
tats.
The County regulates wetlands associated with perennial streams through the Water Protection Ordinance.
Evidence that all applicable state and federal permits have been obtained is required by the County as part of the
development review process.
Strategy: Continue to coordinate County development review with state and federal wetland regulations.
Strategy: Encourage the voluntary protection of wetlands not required by regulation through conservation
easements and deed restrictions.
MOORMAN'S RIVER "EXCEPTIONAL WATER" DESIGNATION
OBJECTIVE: Continue to protect the M[~orman's River exceptional environmental setting, aquatic
community and recreational opportunities.
Virginia Water Quality Standards allow designation and protection of surface waters which provide exceptional
environmental settings and exceptional aquatic communities or exceptional recreational opportunities. The State
standards for "exceptional water,"effective May, 1992, were adopted to comply with the federal anti-degradation
regulation implementing the Clean Water Act. Waters that are designated under this regulation are to be
maintained and protected to prevent permanent or long-term degradation or impairment. No new or increased
discharge of sewage or industrial wastes will be allowed into waters designated under this category, but water
withdrawals will be allowed.
25
The Board of Supervisors, in February, 1993, endorsed a citizen petition to designate the Moorman's River as an
exceptional water from its headwaters in the Shenandoah National Park, including its North and South Forks, to
its confluence with the Mechum's River near White Hall. Following public comment, the Virginia Water Control
Board recommended going forward with the nomination. The designation is currently pending..
This designation would be consistent with County efforts to protect the quality of water that flows to public
drinking water reservoirs. Sugar Hollow Reservoir is at the confluence of the Moorman's North and South Forks.
The Moorman's River flows eventually to the South Fork Rivanna Reservoir.
The Moorman's is designated both a County Scenic stream and a State Scenic River from the Sugar Hollow
Reservoir to the Mechum's River. County residents have voluntarily established conservation easements and two
agriculturaVforestal districts along the banks of the Moorman's. The North and South Forks are designated natural
trout streams by Department of Environmental Quality.
During some summer dry periods, water in the Sugar Hollow Reservoir can drop below the crest of the spillway.
As a result, a section of the Moorman's River downstream can experience very low flow conditions, which may
be detrimental to aquatic communities. The Sugar Hollow Dam does not have a minimum release requirement
because the structure predates state regulations pertaining to minimum instream flow. Water demand from the
Sugar Hollow Reservoir, especially in the summer months, causes increases in the frequency and duration of low
flow conditions in the Moorman's River. Conservation measures discussed on page -- are necessary' to help
reduce the demand on the Sugar Hollow Reservoir, but may not alone solve the problems of low flow in the
Moorman's River.
Strategy: Work with the Rivanna Water and Sewer Authority and appropriate state agencies to balance water
supply needs with minimal streamflow requirements for the Moormans River in Sugar Hollow.
RIVANNA RIVER BASIN PROJECT
The Thomas Jefferson Planning District Commission (TJPDC) sponsored the Rivanna River Basin Project,
including a citizens' Rivanna Roundtable, basin land cover analysis and citizen monitoring (in conjunction with
the Environmental Education Center). The project has culminated in a series of recommendations for the Rivanna
River basin, a report that outlines the current state of the basin, and desired future conditions for the basin.
Recommendations include:
(1) Develop a Corridor Plan;
(2) Establish a knowledge base;
(3) Establish a resource organization;
(4) Develop community design practices; and
(5) Expand stewardship.
Plans are underway to c. ontinue the citizen roundtable in some format and to continue the strong foundation of
citizen monitoring that was established during the year-long project (October '96 through December '97).
The Rivanna River is a designated state Scenic River from the Woolen Mills Dam (at the Moores Creek
confluence) to the confluence with the James River in Fluvanna County.
Strategy: Review and implement recommendations of the Rivanna River basin project as appropriate.
Strategy: Provide assistance to the Thomas Jefferson Planning District Commission and the Environmental
Education Center to continue citizen monitoring efforts in the Rivanna Basin.
26
AGRICULTURAL AND FORESTRY BEST MANAGEMENT PRACTICES
OBJECTIVE: Encourage BMP's to reduce nonpoint source pollution from agricultural and forestry uses.
The importance of public education to insure the Cooperative efforts of individual property owners has previously
been noted as a major water resource protection su'ategy. Another major voluntary strategy for surface water is
the encouragement of Best Management Practices (BMP's). BMP'S were discussed under Agricultural and
Forestry Resources, page --. Voluntary Best Management Practices are the best method to reduce non-point
source pollution from agricultural and forestry uses since those uses cannot be easily regulated. The Thomas
Jefferson Soil and Water Conservation District, the Virginia Department of Forestry, and the Agricultural
Stabilization and Conservation Service administer cost-share programs.
The Agricultural Stewardship Act was adopted by the General Assembly in 1996, and took effect on April 1,
1997. The Act provides a formal mechanism for agricultural water quality complaints to be investigated, and
plans developed and implemented to remedy actual problems (the Act is known informally as the "Bad Actor"
law). The program is administered by the Virginia Department of Agriculture and Consumer Services (VDACS).
The Thomas Jefferson Soil and Water Conservation District (TJSWCD) will be active in investigating many of
the complaints and developing conservation solutions to identified problems.
At present, state-level and TJSWCD staffto implement the Act is very limited. Implementation of the Act is
likely to require more staff resources.
Strategy: Make technical and financial assistance to implement Best Management Practices projects more
readily available to the public through appropriate departments and agencies. [Fork with TJ$IVCD to promote
participation in cost-share programs.
Strategy: }Fork with TJSgFCD to respond to and help resolve agricultural water quality issues raised by the
/lgricultural Stewardship/1 ct.
27
SURFACE WATER STANDARDS
The following GENERAL STANDARDS should be applied to protect surface water:
Protect and enhance riparian corridors in their natural condition. Maintain natural buffer areas for all land
uses. Buffer areas reduce erosion and runoff of sediment, nutrients, and pesticides from land activities
adjacent to watercourses; provide stream bank stabilization by maintenance of live root systems; maintain
temperature norms along watercourses; and maintain shoreline and aquatic habitats. Maintain along all
watercourses buffers of undisturbed natural or established vegetation, or replanted buffers with the goal
of an indigenous bottomland forest. Stream buffer widths should be adjusted based on the presence of
wetlands, flood plains, adjacent critical and/or erodible slopes, guidance from the Open Space Plan, and
other watershed considerations.
Avoid placing fences, bridges, and other impediments across canoeable streams. Property owners should
be encouraged to remove fallen trees and other obstacles to canoe and boat passage on streams commonly
used for boating and canoeing.
As development occurs, design development and asociated BMPs to reduce impervious cover and to
minimize negative impacts on streams, including stream channel erosion, habitat degradation, and loss
of groundwater recharge.
Undertake ecosystem restoration projects in high priority areas.
The following GENERAL STANDARDS should be used in flood hazard areas:
Locate and design utilities such as gas lines, electrical, and telephone systems to minimize damage and
prevent flotation and dislocation due to flooding.
Require storm water detention facilities for developments with high impervious coverage and design such
facilities to maintain pre-development runoffrates for the 2-year and 1 O-year storms. Encourage regional
and subregional stormwater detention facilities that can serve as BMPs and that can serve more than one
individual development.
Utilize floodplains for their natural ability to assimilate floodwaters. Appropriate uses include passive
recreation, greenbelt development, buffer areas, and open space.
Restore natural floodplain functions where they have been altered. Plant appropriate floodplain
vegetation as part ofa BMP and buffer program.
Encourage and promote landowners to put floodplains into conservation easements.
28
Surface Drinking Water
OBJECTIVE: Protect the availability and quality of surface drinking water supplies.
Surface drinking water supply resources for Albemarle County include six impoundments and one river intake
structure. The South Fork Rivanna River Reservoir, Beaver Creek Reservoir, and Sugar Hollow Reservoir are
located in the South Fork Rivanna River watershed. Ragged Mountain Reservoir is located in the Rivanna River
watershed. The Totier Creek Reservoir is located in the James River watershed. Chris Greene Lake is located
along Jacob's Run in the North Fork Rivanna River watershed. A river intake structure is located in the North
Fork Rivanna River. The North Fork Rivanna Riverwatershed is the only water supply watershed which contains
significant acreage (sixty-nine square miles) outside of Albemarle County. (See the Land Use Plan Chapter, Public
Water and Sewer section for additional information; page 109).
Albemarle has since 1972 enacted and enforced measures to protect the watersheds of the public water
impoundments within the County and has successfully defended these measures in litigation. Urban and suburban
development in water supply watershed areas causes the degradation of water quality through runoff from
development activities, and conflicts with water quality protection efforts. Therefore, it has been a County policy
to restrict development in water supply watersheds and to discourage the location of public facilities such as public
sewer and water lines and major roads. The policy of protecting the environmental integrity of these watersheds
will continue to be an important component of this Comprehensive Plan.
Water supply protection is one of the six major elements that form the basis for the Rural Area concept. The
County's Rural Area plays a crucial role in water supply protection, including protection of surface drinking water
impoundment watersheds and protection of groundwater supplies for the Rural Area population. The maintenance
of pasture and especially forestry areas is generally beneficial to water quality. HoWever, some agricultural and
forestry activities in the Rural Areas, such as livestock access to streams, chemical use, irrigation, and animal
waste storage or application may also conflict with water supply protection objectiws. ~Pollutants including
sediment, nutrients, pesticides, and herbicides may be introduced into streams and rivers. Efforts can be made,
however, to mitigate such conflicts. The County, in pa. rtnership with the Thomas JefferSon Soil and Water
Conservation District and the Virginia Department of Forestry, promotes the adoption of best management
practices for agricultural and forestry activities. (SeeAgricultural and Forestry ResOUrces section, page --.)
WATERSHED MANAGEMENT PLANNING
Surface water supply protection has been a special concern in Albemarle County since 1972 when the City and
County adopted a joint resolution forming the Rivanna Water and Sewer Authority. In November, 1973, the
Authority appointed an advisory committee to study the reservoir pollution problem. In 1975 a study of the South
Fork Rivanna Reservoir was undertaken by Betz Environmental Engineers, Inc. for the Rivanna Water and Sewer
Authority. This study recommended the implementation of a comprehensive watershed management plan that
included reservoir management, water treatment modifications, point and non-point source controls, and routine
watershed monitoring.
The 1977 report resulting from this initial study, Water Quality Management Study of the South Rivanna
Reservoir and Tributary ~lrea by Betz Environmental Engineers, Inc., provided the basic guidelines for future
measures taken to provide water supply protection in the area. The first step toward implementing the
recommended watershed plan was taken by the Albemarle County Board of Supervisors in September, 1977, when
they adopted a Runoff.Control Ordinance applicable in all water supply impoundment watersheds (see Map -).
The purpose of this ordinance was to protect against and minimize the pollution and eutrophication of the public
drinking water supply impoundments resulting from land development in the watershed areas.
29
ALBEMARLE
COUNTY. VIRGINIA
' "~ WATER SUPPLY WATERSIIEDS
,. DESIOHATI[:D WAT£R ~UPP~Y WA?ER~IIED~
,,,~ ~ SOUTI; FORK RIVAHN~ RIVER R~RYO~IR
5
R~ERVOIR
~1~ ~l 7 NO~ll PORK RIVANNA RIVER
Note: This map has been reduced for the Draft_ copy.
In July, 1977, a Report on Alternative Water Supply Sources prepared by Camp, Dresser & MeKee, Inc. was
published. It concluded that the only viable alternatives were: (1) expansion of the South Fork Rivanna Reservoir
by the addition of flashboards; (2) development of the Buck Mountain system as a supplement to the South Fork
Rlvanna Reservoir; and, (3) development of the James River and abandonment of the South Fork Rivanna
Reservoir. This study reaffirmed the importance of protecting the South Fork Rivanna Watershed.
In 1978, the Board of Supervisors rezoned all publicly owned properties except school sites within water supply
watersheds to a conservation district designation.
In August, 1979, a second study was completed; the South Rivanna Reservoir Watershed Management Plan was
prepared by F. X. Browne and Associates, Inc. and the Watershed Management Plan Committee, made up of
representatives of agencies and interest groups involved with water supply in Albemarle and Charlottesville. The
report recommended: (1) creating the position of a Watershed Management Official; (2) eliminating major point
source discharge; (3) that the Virginia Department of Transportation install and maintain erosion and
sedimentation control measures as specified in its manual; and, (4)integrating watershed management goals into
agricultural, technical, and financial assistance programs.
After 1979, significant efforts were made to deal with watershed pollution problems. A $5.8 million sewer
interceptor was constructed from the Moore's Cl:eek interceptor to Crozet. This allowed for collection of sewage
in Crozet through a public system, eliminating several major point discharges and failing septic systems. A $5
million sewage collection system was completed in Crozet. To alleviate non-point discharge from the Crozet
Community, the Lickinghole Creek Sedimentation Basin was completed in 1994.
In 1980, growth area land use plan amendments to the 1977 Comprehensive Plan were adopted which removed
all land from the Urban Area also located in the South fork Rivanna watershed.
In August, 1980, a moratorium was enacted on development in the proposed Buck Mountain Creek impoundment
watershed. It remained in place until agreement was reached between the City and County regarding the extent
of land necessary to be purchased for the potential future impoundment and the means of financing the purchases.
In December, 1980, a comprehensive rezoning of the County placed major limitations on development in the
Rural Areas. Special use permit criteria addressed proposed developments located within water supply
watersheds. A 1982 revision to the Plan removed watershed properties from Growth Areas in Crozet, Scottsville,
Earlysville, and Ivy, These properties, containing over 1,000 acres, were rezoned to Rural Areas the following
year. Crozet and Ivy, both located entirely in water supply watersheds, were scaled back in size. In Crozet, the
Growth Area was planned to drain into the Liekinghole Creek Sedimentation BaSin.
In 1982, a Section 208 Watershed Management Study of the South Rivanna Reservoir was completed by F. X.
Browne and Associates, Inc. The study concluded that the watershed plan developed in. 1977 and refined in 1979
was still valid and should be fully implemented.
A Report on the James River prepared by the Rivanna Water and Sewer Authority in 1982 updated the 1977 study
of alternative water supply sources. It concluded that the quantity of water in the James River is more than
adequate, but the cost of supplying the City of Charlottesville with water from the James River was over $20
million (1982 dollars) greater than the Buck Mountain Reservoir alternative.
A recent watershed activity was a Phase II EPA Clean Lakes project federally funded to implement agricultural
and highway Best Management Practices projects in a portion of the South Fork Rivanna watershed. The final
report from the Phase II project was completed by F.X: Browne in April, 1993. The report recommends further
31
monitoring on the South Fork Rivanna Reservoir and for the new Lickinghole Creek facility. The report also
reiterates the validity of the Section 208 Watershed Management Study.
In November, 1994, Black & Veatch prepared the Urban Raw Water Management Plan for RWSA to prOVide and
update information for planning, permitting, and implementing additional raw water supplies to the year 2040.
Three memoranda were prepared regarding the Buck Mountain Reservoir Evaluation Update, South Rivanna
Bathymetric Study, and Feasibility of Flashboards on the South Rivanna Dam.
The plan reports that the RWSA's projected average daily demand in the year 2040 for the urban area will be 18.7
million gallons per day (mgd). Current sources are capable of supplying only 10.1 mgd in year 2040 to satisfy
the average daily demands. A deficit of 8.6 mgd is anticipated by year 2040. Additional supplies must be on-line
by year 2015 to meet the average daily demands of the Charlottesville Urban Services Area.
PLANNING FOR THE FUTURE WATER SUPPLY
The Rivanna Water and Sewer Authority (RWSA) has retained the firm' ofVanasse Hangen Brustlin, Inc. (VHB)
to assist with the task of future water supply permitting. The permitting process must identify and evaluate all
realistic sources of water for the community. The study has produced to date a water needs analysis for the urban
system consisting of a Demand Analysis report and a Supply Analysis report. These reports update the figures
provided in the Black & Veatch study. According to the reports, water demand in the year 2050 is projected to
be between 18 and 21 mgd. Current safe yield (the amount of water the system can supply during a drought of
historic record) is between 11.9'and 12.6 mgd, and is expected to decrease to between 4.5 and 4.8 mgd in the year
2050 based on current water supplies. Based on data provided in these repons, additional supplies may be needed
sometime before 2015 if the area were to experience a drought similar to the drought of record used in the
analyses.
Current and future goals of the study involve identifying possible water supply alternatives, developing criteria
to evaluate the alternatives (e.g., feasibility, environmental impacts), narrowing the list of alternatives based on
the evaluation, and, ultimately, selecting a preferred altemative and promoting this to the state and federal agencies
responsible for water supply permitting. The previously-proposed Buck Mountain Reservoir is one of the
available alternatives that will be considered in the present study, along with other alternatives, such as flashboards
on the South Fork Rivanna Reservoir, dredging the South Fork Rivanna Reservoir, obtaining water from the James
River, water conservation, and any other alternatives that will be identified in the study. The discovery of the
James spineymussel, a federally-listed endangered species, in Buck Mountain Creek will be one of the factors
considered in the.evaluation of alternative supplies.
DEVELOPING A WATER CONSERVATION/EFFICIENCY PROGRAM
OBJECTIVE: Support water conservation and use efficiency measures to prolong the life of existing and
future water supplies.
Water conservation and efficiency of water use will be strong factors considered in the future water supply
permitting process. The permitting agencies will require this analysis as part of the future water supply
permitting process. While the permitting process is likely to drive this analysis, the principles listed at the
beginning of this chapter suggest that water conservation and efficiency are important overall objectives for
water resources management in the County and the region. Water conservation and use efficiency measures
have the potential to prolong the life of existing and future water supplies, which~ is important for economic,
ecological, and ethical reasons. Water conservation affects the demand on the Sugar Hollow Reservoir, for
example, which in turn impacts the amount of instream flow in the Moorman's River, page --.
32
Many activities related to water conservation and efficiency will be directed by the Albemarle County Service
Authority and City of Charlottesville (Public Works Department) as measures that are implemented by those
suppliers based on the characteristics of their respective customer bases. Other measures, if implemented, will
require a stronger role for the County, such as providing for the use of drought-tolerant landscaping
(xeriscaping). The Rivanna Water and Sewer Authority will play a key supporting role in designing and
implementing any water conservation or efficiency measures. To that end, a Citizens' Advisory Committee,
· appointed by the RWSA Board of Directors, began meeting in February 1998. One of the initial tasks assigned
to this committee is to work with the RWSA Board and staff on water conservation issues.
Current water conservation efforts of the Albemarle County Service Authority include leak surveys, funding
for a water conservation curriculum in schools, conservation information for new customers, speakers~ bill
inserts, public service anouncements, and leak trouble-shooting for customers. Also, some measures can be
implemented during emergency drought conditions. Additional measures ultimately chosen for implementation
will be evaluated by the current Vanasse Hangen Brustlin, Inc. (VHB) study and other related efforts. Some
of the potential measures include:
Water conservation devices for new construction.
Water conservation devices retrofit into existing structures, beginning with institutional buildings.
Additional public education materials inserted with water bills and through other media.
pOssible reuse of certain waste streams for landscape maintenance and other non-drinking water uses.
Use ofxeriscaping (drought-tolerant landscape design).
Utility rate restructuring.
Mandatory water conservation during dry periods.
Strategy: Support the Albemarle County Service Authority, City of Charlottesville, and Rivanna Water and
Sewer Authority to develop a water conservation and efficiency program through the future water supply
permitting process. Implement recommended measures that require County action through regulatory or
non-regulatory programs.
NORTH FORK WATER SUPPLY/CHRIS' GREENE 'LAKE
OBJECTIVE: Use Chris Greene Lake to supplement water supply to the North Fork Systert~
Chris Greene Lake on Jacob's Run was constructed in 1967-68 to provide a drinking water supply~' In 1970, the
Board approved the recreational development of the lake. Chris Greene Lake can be used to enhance the water
supply to the North Fork Rivanna water supply inta~ke and water treatment plant. The Chris Greene Lake
watershed is part of the larger North Fork Rivanna watershed for the Nb~h,F0rk Ri~anna' iniake. The N0rfli Fork
Rivanna watershed is not currently subject to the runoff control ordinance.' '
Black and Veech completed the Urban Raw Water Management Study in November, 1994, for the Rivanna Water
and Sewer Authority (RWSA). An addendum to the report outlined the possibility, based on computer models,
of augmenting the safe yield of the North Fork water system by using supPlemental releases of water froTM Chris
Greene Lake. According to the studY, the North Fork system could increase its'safe yield ~r6~i hiiiiion gali6ns
per day to approximately 2 million gallons per day, which is the current treatment capacity of the North Fork plant.
Black and Veech also predicted that supplemental releases would not measurably affect the recreational use of
Chris Greene Lake. The Virginia Department of Health has provided preliminary comment to RWSA that
continued use of Chris Greene Lake for recreational purposes during SUpplemental 'releases would be
acceptable, since the water intake is a mile downstream in the North Fork Rivanna River.
33
Chris Greene Lake is now designated as a supplemental water supply to the North Fork system. In addition
the lake's watershed is now protected with the same measures 'utilized in other drinking water watersheds
through designation in the Water Protection Ordinance. Continued recreational use of the lake should be
pursued through coordination with the County's Parks and Recreation Department, RWSA, and the Virginia
Depas~is~ent of Health.
Applying watershed protection measures to the entire North Fork Rivanna River watershed above the water
intake should be considered and evaluated. Cooperative agreements with Greene County for watershed
protection should be pursued.
Strategy: Continue the recreational use of Chris Greene I, alee.
Strategy: Pursue a cooperative agreement with Greene County to protect the North Forh Rivanna watershed
RECREATIONAL USE OF WATER SUPPLY AREAS
OBJECT/V-E: Allow and manage recreational uses of drinMng water reservoirs and adjacentpublic land only
as incidental uses to the primary function of water supply and in such a manner as to prevent cumulative
impacts that may impair that primary function.
The water supply reservoirs and adjoining land are used for various active and passive recreational purposes.
These uses are considered incidental to the reservoirs' chief function of providing a source of public drinking
water. While the demand for recreational uses is increasing, it is imperative that their cumulative impact does not
pose a threat to water quality and water supply functions.
Sections 14-7 through 14-23 of the Albemarle County Code contain some regulations for recreational use of
waters owned or controlled by the County and use of water supply reservoirs managed by the Rivanna Water and
Sewer Authority. The regulations pertain to boating (prohibition of internal combustion engines in most cases),
prohibited uses on reservoirs (swimming, hunting, camping, and other uses specific to each reservoir), vehicular
traffic, and hours of operation. Section 14-20 states that permits pertaining to recreational use of reservoirs and
reservoir land addressed in the Code are to be administered by the Rivanna Water and Sewer Authority.
Beaver Creek Reservoir, Totier Creek Reservoir, and Chris Greene Lake are managed for public fishing and
picnicking by the Parks and Recreation Department. Chris Greene Lake also has a public swimming beach. The
South Fork Rivanna Reservoir is utilized for competitive and community rowing by University of Virginia-
affiliated and community rowing organizations. The South Fork Reservoir is also used extensively for fishing and
canoeing. Two boat ramps currently exist (South Fork Rivanna Water Treatment Plant land and the Route 676
bridge), although fishing and boating access at these sites is accepted rather than actively managed for these uses.
Upgrading and active public management of the boat launch at the water treatment plant, as well as components
of a greenway trail, are planned future uses for the South Fork Rivanna Reservoir. The Ivy Creek Natural Area
with hiking trails is located adjacent the South Fork Rivanna Reservoir. The Ivy Creek Foundation is also
developing a system of hiking trails on land surrounding the Ragged Mountain Reservoir, which is currently
utilized for limited fishing and boating. Finally, the land adjacent to and upstream from the Sugar Hollow
Reservoir, owned by the City of Charlottesville and Shenandoah National Park, is heavily used for hiking, fishing,
and mountain biking.
It is evident that recreational use associated with water supply reservoirs has evolved as a patchwork quilt of
formal, informal, and historical uses rather than a set of deliberate practices guided by a cohesive policy (other
than the uses addressed in the County Code and those sites already managed as County parks). Experience has
'34
shown that, in a heavily used area, well planned and managed recreational access has fewer environmental and
water supply impacts and is safer than the de facto, unmanaged access characteristic of, for instance, the Route
676 boat ramp and much of the activity above Sugar Hollow Reservoir. In addition, the County is better able to
manage and limit the intensity of recreational uses than a private organization would be.
As recreational demand increases in, or adjacent to, water supply reservoirs, it will be necessary to adhere to a
policy that, most importantly, provides for the continued protection of reservoirs and adjacent public land for their
principal water supply function. At the same time, the policy should allow for the evaluation of competing
recreational demands, and the restoration of areas previously degraded from over-use. Decisions regarding
recreational uses on reservoirs should also be consistent with the Growth Management policy. The strategy listed
-below should be an action item given recent increases in demand for recreational use of reservoir areas.
Strategy: The County should take a lead role in developing a recreation and water supply protection plan for
each reservoir to address incidental recreational uses of drinking water reservoirs and adjacent public land.
This effort should be coordinated with the Rivanna }Fater and Sewer Authority, the City of Charlottesville,
Shenandoah National Park, and other relevant agencies.
STATE-LEVEL PUBLIC WATER SUPPLY PROTECTION
All of the water supply impoundments are protected by a public water supply (PWS) designat.ion by the Virginia
Department of Environmental Quality (DEQ). In addition, the North Fork Rivanna River is designated a PWS
for a distance of five miles above the intake at Piney Mountain. The Rivanna River is designated a PWS within
Albemarle County for a distance of five miles above the Lake Monticello raw water intake in Fluvanna County.
The PWS designation means that additional water quality standards are applicable to both the water supply stream
and its tributaries for a designated distance upstream from the water intake. The Department of Environmental
Quality enforces the standards through its discharge permit programs for point source discharges.
The PWS designation is important for the North Fork Rivanna River intake for two reasons. Because the intake
is located on a free flowing stream and not an impoundment, the watershed is not currently protected by the
Runoff Control Ordinance. Also, most of the watershed lies in Greene County. Therefore, development could
occur outside of Albemarle's jurisdiction which would have an impact on the North Fork Rivanna water supply.
The PWS designation does not address nonpoint source pollution, which is the major source of pollution in the
North Fork Rivanna watershed.
VOLUNTARY PROTECTZON MEASURES
OBJECTIVE: Encourage voluntary techniques to protect drinking water supplies.
Agricultural/forestal activities may cause conflicts with water quality objectives in a water supply watershed.
Since most agricultural/forestal uses cannot currently be regulated to help protect water resources, voluntary
techniques are very important. Best Management Practices have been used effectively in a recent Phase II EPA
Clean Lakes cost-sharing program. This program has corrected some of the major agricultural runoff problems.
Remaining funds will be used for stream bank erosion control and reservoir monitoring.
Conservation plans which are prepared for farmers by the Thomas Jefferson Soil and Water Conservation District
or the Natural Resource Conservation Service are a valuable voluntary tool. If conservation plans were required
as a condition for the land use value tax program, then they could become a more effective technique to reduce
agricultural or forestal runoff. Soil and water conservation plans have been prepared by Thomas Jefferson Soil
and Water Conservation District (TJSWCD) for agricultural lands adjacent to perennial streams when Resource
35
· Protection Area (RPA) buffer reductions have been requested and approved.
Strategy: Investigate available sources andprovide complete funding to implement high Priority BMPprojects
in water supply watersheds. Develop a prioritization method to identify high Priorityj~rojects. Technical as-
sistance to implement BMP projects should be made more readily available to the public by appropriate
departments and agencies.
Strategy: RevieW the Code of Virginia to determine where the County can suggest changes to allow for local
discretion in requiring conservation plans.
SURFACE DRJNIONG WATER STANDARDS
The following GENERAL STANDARDS should be applied to protect surface drinking water, in addition to the
standards in the Surface Water section:
Maintain natural buffer areas of at least 100 feet along all streams in the watershed to establish a
continuous stream buffer network.
Review and comment on State and federal agency activities in the watershed, including 'activities of
Virginia Department of Transportation, to encourage water supply protection.
Apply a general ri.sk management approach to the watershed whereby the elimination of risk through land
use management ~s given the highest priority, and reduction of risk through design and BMPs is given
second priority.
Undertake ecosystem restoration projects where appropriate.
Maintain high water quality standards for agricultural and forestry land through conservation plans and
good stewardship practices, as recommended by the Thomas Jefferson Soil and Water Conservation
District, Natural Resources Conservati6n Service, Virginia Department &Forestry, and other appropriate
agencies.
36
Groundwater
INTRODUCTION
OBJECTIVE: Protect the availability and quality of groundwater resources.
Groundwater Use In Albemarle County
Groundwater protection is important in Albemarle County due to the dependence of a large and growing Rural
Area population that relies on this source for its water needs. While all of Albemarle County's major public water
supplies are surface water sources, approximately 12,600 households in the County (43% of all County
households) rely on private, individual wells, and many other County residents rely on water from small, private,
groundwater-dependent water systems. Many businesses, industries, schools, and recreational and cultural sites
also utilize groundwater for water supply. Whether the use is residential, commercial, industrial, or recreational,
groundwater-dependent systems must be protected. Once a supply is lost through overpumping or contamination,
replacement of the supply is usually very costly, and is even infeasible in some cases.
A major concern to the County is that groundwater quantity or quality problems may occur in the Rural Areas~
where no extension of public utilities are planned or are not economically feasible to provide. In addition,
groundwater supplies "recharge" surface streams. Polluted groundwater can become polluted surface water. For
these reasons, groundwater has become a resource of increasing importance in Albemarle County, especially as
an expanding population in the rural areas is dependent upon and can adversely impact the quantity and quality
of groundwater.
Planning and Authority For Groundwater Protection
Groundwater protection is expressly included as an element and purpose of comprehensive plans in Sections 15.2 -
2224 and 2225 of the Code of Virginia, and zoning ordinances in Section 15.2'2283. In addition, Section 32.1-
176.5B allows Albemarle to require testing of water quality prior to issuance of a building permit.
Protection of groundwater is currently provided for under the 1973 Virginia Groundwater Act. The main purpose
of this law (Code of Virginia Sections 62.1-44.83 - 44.187) is to preserve the quantity of groundwater available
for use. It allows the State Water Control Board to designate special areas for the management of groundwater
supplies. (The Eastern Shore and the southeastern Tidewater area ~e currently designated.) Groundwater is also
protected under the Virginia Water Control Law (Code of Virginia Sections 62.1-44.2 - 44-34:7). This law creates
an anti-degradation policy which protects existing high,quality state waters (both ground and surface waters) and
restores other state waters to a quality sufficient for all reasonable public uses.
A County effort to protect groundwater can employ a series of tools, in order of priority for implementation as
listed below:
Information gathering on the nature of the resource and how to best plan the location and amount of
development that is dependent on groundwater.
Education and outreach for voluntary action to prevent the depletion and degradation of groundwater.
Regulatory measures through zoning and other ordinances to protect wellheads and ensure adequate
groundwater quantity and quality.
In 1990, the County developed the Groundwater Protection Study to provide a framework for a County
groundwater program. (See Groundwater Protection Study, p.--.) The Water Resources Committee evaluated and
updated thig study in 1993, and made recommendations regarding implementation. One of the suggested
implementation measures, a pilot groundwater study, was conducted in the North Fork/South Fork Hardware River
37
Watershed in 1993-94. Additional recommendations resulting from that study were very similar to those set forth
earlier by the Water Resources Committee. Using procedures from the pilot study, a 'County-wide program of
household water quality education, including voluntary testing and diagnosis of 497 wells, was conducted during
the summer of 1995.
When the Groundwater Protection Study was adopted in 1990, responsibility for program implementation was
assigned to the Water Resources Manager. This position is primarily responsible for drinking water watershed
programs, source water monitoring and protection for the Rivanna Water and Sewer Authority, stormwater
management, and implementation of the County's str6am bUffer program (see the previous Sections on Surface
Water and Surface Drinking Water). Due to the nature of these priorities, only 10% of the position can be
assigned to developing a groundwater program. The implementation of the groundwater program envisioned in
this Comprehensive Plan will require additional staff resources to accomplish the task.
Strategy: Address staff resources needed to implement the groundwater progratt~
Strategy: Create a groundwater subcommittee of the Water Resources Committee to implement strategies
identified in this Plan.
Strategy: Continue coordination by relevant agencies of groundwater and surface water programs.
HYDROGEOLOGIC SETTING
HYdrologic Cycle
Precipitation is the source of groundwater in Albemarle County. The average annual precipitation at
Charlottesville is 45 inches, of which about 30 inches returns to the atmosphere through evapotranspiration, 10
inches becomes surface runoffand 5 inches recharges the groundwater. Over a number of years, the groundwater
igsain balances with the groundwater lost to Wells and inflow to Streams or springs. But when winter precipitation
below normal, or summer drought conditions occur, shortages may occur in the warmer months when increased
evaportranspiration and inflow to streams cause the groundwater levels to fall.
Geology
Albemarle County consists primarily of metamorphic and igneous rocks overlain by a "regolith" layer composed
of soil, saprolite or weathered bedrock, and alluvium from streams. Groundwater is stored in the pore spaces of
the regolith and in fractures of the underlying bedroCkl Fractures are the usual source of well water, since most
wells are cased tothe depth of bedrock to prevent surface contamination. Fractures decrease with depth, and most
occur within one hundred feet of the top of the bedrOck. The 'greater the nUmber of fractures in the rock aquifer
penetrated by the well, the greater the well yield.
'The occurrence of groUndwater resources is related to the physiographic provinces (regions of similar geologicai
structure and climate with characteristic sets of land forms). Albemarle is located within two such provinces, the
Piedmont Province and the Blue Ridge ProvinCe (see Map --). The Piedmont Province includes approximately
that portion of the County east of a line through Batesville, Crozet and Free Union. The area to the west is in the
Blue Ridge Province.
Piedmont Province
The regolith in the Piedmont Province averages fifty feet in depth but may be as much as one hundred feet deep
on upland rims. Well yields generally range from 3-30 gallons per minute,_although many yields are below 3 gpm.
38
Basin
riassic Basin
OF
i ~COTTSVILLE
ALBEMARLE
COUNTY, VIRGINIA
GROUNDWATER
I Province Boundary
Triassic Basin Areas
SCXJRCES:
PNYSIOGRARNIC PROVINCES OF VIRGINIA
A GROUNOWATER PROTECTION STRATEGY FOR VIRGINIA
PREPARED BY THE VIRGINIA GROUNDWATER
PROTECTION STEERIN
GROUND WATER MAP OF VIRGINIA,
~EPARED BY:
,partrnsn~ o~ P~nn~n~ an~ community D~v~oprn~n~ · O~c~ o~ ~apP~n~,~aph~¢s ~n~ ~n~orm~t~on R~sourc~s (00~A~R)
There are two areas of sedimentary rocks located in the Piedmont area of Albemarle. The larger area is located
west of Scottsville, and a small area is located near the Orange County line. Beds of sandstone and conglomerate
in these Triassic basins provide fair to moderately good aquifers. The yield of wells in sedimentary rocks
generally increase with depth.
The quality of groundwater in the Piedmont is affected by the chemical composition of the regolith and bedrock,
and by man-made contamination. Groundwater from crystalline rocks is generally softer, more acidic and lower
in dissolved solids than water from sedimentary rocks. Deep wells in sedimentary rocks may have excessive
dissolved solids (especially sulfates). Problems with iron and manganese, staining and taste, occur in sedimentary
and dark-colored crystalline rocks. Acidic water is common in the Piedmont Province, and can corrode copper
water lines. Nitrates in Iow concentrations occur naturally in groundwater, but higher levels indicate
contamination from fertilizer, animal waste or septic tanks.
Blue Ridge Province
In the Blue Ridge Province, well yields are generally lower (less than 20 GPM) than the Piedmont Province. The
most favorable areas for groundwater accumulation are the lower slopes of the mountains where runoff is
abundant. Water quality is good due to the relatively insoluble rocks. Iron content is high in some areas.
Potential for man-made contamination is high, due to the shallow depth of the regolith.
GROUNDWATER SOURCES
Private, Individual Water Supplies
f ,
As noted earlier, approximately 43% o Albemarle s 29,307 households (approximately 12,600 households) utilize
private, individual water supplies for household water. This makes private, individual supplies the most widely
used groundwater source in the County, and one that is critical to protect for the health and welfare of the rural
areas population.
The following private, individual supplies are utilized in Albemarle County:
1)
2)
3)
Drilled Wells: Drilled wells constitute the large majority (approximately 88%) of private, individual
supplies in use in the County. Drilled wells are usually drilled down through the bedrock and utilize
water from fractures in crystalline rock (in the Piedmont and Blue Ridge provinces). For this reason,
drilled wells are less vulnerable to surface contamination than either bored or dug wells (see below).
Most drilled wells in the Piedmont are between I00 and 350 feet deep, and yield 1 to 20 gallons per
minute (although higher yields are possible). Well yield is dependent on site-specific factors, such as
terrain and fracture density, and on regional factors, such as bedrock and surficial geology and regional
flow pathways.
Bored and Dug Wells: Bored wells (approximately 6% of individual supplies) usually penetrate to or
just below the bedrock/saprolite interface (most are 30 to 100 feet deep), and utilize water from near-
surface aquifers, often in the saprolite. Dug wells also utilize these near-surface sources. For this reason,
bored and dug wells are much more susceptible to surface influence than drilled wells. Correspondingly,
the likelihood of bacteria, nitrate, petroleum, or other contamination is higher in bored and dug wells.
Yields in these shallow wells are often higher than those for drilled wells.
Springs: Some households (approximately 5% of individual supplies) utilize springs for drinking water.
Springs appear in places where the water table intersects the land surface, particularly near the bottom
of valley side-slopes. In many eases, there is a direct connection between surface water and springs.
Therefore, springs are easily contaminated with sediment, bacteria, and any chemical used near the
40
springhead.
4)
Other: Cisterns, Surface Water: A small number of households (approximately 1% of individual
supplies) may utilize other types of water supplies, including cisterns. These supplies are probably
not reliable from either a water quantity or quality point-of-view.
Once a private, individual supply receives a permit from the Virginia Department of Health and is constructed,
there is no governmental oversight over the management of these systems. This makes private, individual
systems the most decentralized and least regulated water supply resource in the County. For this reason, the
owners and users of these systems should understand and exercise the stewardship principles necessary to
protect their own water supply and those of their neighbors and communities. (See Groundwater Education
p.--)
Strategy: Facilitate, make available, and help fund programs for the testing of private, individual water
supplies.
County-Designated Central Wells
The current policy; adopted in 1976, requires approval from the Board of Supervisors and monitoring by the
Engineering Department for wells serving three or more connections, as outlined in Chapter 10 of the Code of
Albemarle. There are specific pump test and yield standards that must be met. Also, the Board of Supervisors
passed a resolution in February, 1993 that central systems should be carefully evaluated, and approved systems
built to Albemarle County Service Authority specifications if requested bythe authority. No formal review of the
central well policy has been undertaken.
The concerns with central wells are as follows:
1)
Public utility status is available for central well systems with 50 connections or more. Such a designation
prevents the system from being condemned and management responsibility taken over by the Albemarle
County Service Authority or another entity.
2)
Current and potential water treatment and testing regulations of the Safe Drinking Water Act make
operation of central well systems potentially very expensive (potential new regulations concern testing
for radon and mandatory disinfection of groundwater systems). An important issue for the County to
consider is the County's potential liability if central systems are approved, and operators are subsequently
unable to manage water quality, quantity, and/or treatment problems.
The Albemarle County Service Authority does not favor any further proliferation of privately operated
central systems. Local experience has shown a likelihood for central well systems to be acquired and
operated by the Albemarle County Service Authority due to system failure or inadequacy. Such
conversions can be expensive, especially if the original system was inadequately designed.
3)
Central well systems may allow a parcel or parcels to be developed at a higher density versus that which
could be achieved with individual wells. While increasing density may have some project-level
advantages for cluster-type designs and preserving open spaces, these advantages must be balanced
against the overall demand for groundwater supplies on a regional scale and the other factors listed above.
Strategy: Review and update the central well policy and testing requirements for new central well systems.
41
See Water Service to the Rural Area, page 122 of Land Use Plan: Recommendations for Water Service to the Rural Area:
· New central water systems in the Rural Area shall be strongly discouraged except for solving
potable water and/or health and safety problems.
· Any new central systems approved due to.potable water and/or health and safety problems must
meet ACSA standards and not allow residential densities to increase beyond the density
achievable with individual on, site facilities. '
State-Designated Public Wells
Public water supplies, under the Virginia Department of Health Waterworks Regulations, are systems that serve
over 25 people at least 60 days per year, or 15 or more connectionsl Public water supplies are divided into two
category types: (1) Community and (2) Noncommunity. Community systems serve people year-round where they
reside such as subdivisions or mobile home parks. Noncommunity systems do not serve a residential population,
but rather establishments such as schools, restaurants, and businesses. (See Map __).
Information regarding public water supplies should be maintained in a data base, including: 1) location of public
systems; 2) operator of the well; and 3) well yield and depth. This effort should be incorporated into the County's
evolving geographic information system, and coordinated with the ongoing effort of the Division of Mineral
Resources to establish a groundwater data base. (See Groundwater Data base, p.--.) This data base will form the
basis of a wellhead protection program (See p.--).
Currently there are 17 community water supplies using wells and springs in Albemarle County, and 31
noncommunity systems, as listed below:
42
Public Community Water Supplies Public Noncommunity Water SuPplies
1. Sleepy Hollow Trailer Park
2. 'Oak Hill Trailer Park
3. Faith Mission Home
4. Earlysville Forest
5. Miller School
6. Little Keswick School
7. Ivy Farms water company
8. Mountaintop Farms
9. Peacock Hill subdivision
10. Glenaire subdivision
11. The Pines subdivision
12. Langford subdivision
13. Burton Court apartments
14. (Deleted)
15. Woodsedge subdivision
16. Bedford Hills
17. Forest Lodge
18. Mountain Light Retreat
19. Loft Mountain Campground (SNP)
20. Charlie's Restaurant
21. Jellystone Campgrounds
22. Quality Inn Charlottesville
23. Ash Lawn
24. Walnut Creek Park
25. Ivy Creek Natural Area
26. 1-64 Rest Area, west bound
27. 1-64 rest area, east bound
28. Cambrae Lodge KOA
29. Chris Greene Lake
30. Covesville Migrant Camp
31. Crossroads Village Shopping Center
32. Crown Orchard Migrant Camp
33. Dundo Campground (SNP)
34. Duners p(eStaurant
35. Spring Valley Orchard
36. White House Motel/Hilltop Restaurant
37. Hillsboro Migrant Camp
38. Charlottesville Moose Lodge
39. Avionics Specialties, Inc.
40. Walton Middle School
41. Virginia Murray School
42. Keswick/Ashley Inn
43. Stony Point School
44. Scottsville Elementary School
45. Red Hill School
46. Millstone of Ivy preschool & day care
47. Free Union Country School
48. Broadus Wood School
49. Yancey Elementary School
43
5
i
i
36
/
35
4~
ALBEMARLE
COUNTY
· STATE DESIGNATED PUBLIC WELLS
PUBLIC COMMUNITY WATER SUPPLIES
· ~ I~ELLS I - 17
PUBLICNONCOMMUN[T¥ WATER SUPPLIES
WELLS 18 - 49
OF (~) ~ELL LOCATION
SOURCES: VIRGINIA DEPARTMENT OF HEALTH
Department of Planning and Community Development * Office of Mapping, Graphics and Information Resources IOOMGAIR)
44
GROUNDWATER CONTAMINATION
OBJECTIVE: Protect groundwater quality through prevention of contamination.
Types of Groundwater Contamination
Water quality constituents in groundwater can be grouped according to: (a) those that are natural by-products
of geology and soils versUs those that are introduced by human activities (septic, animal waste, etc.), and (b)
those that pose potential human health problems versus those that are "nuisance" problems (taste, odor, color,
and/or staining problems). The following matrix categorizes the most common water quality constituents
based on these considerations.
pH (if metals, such as copper
and lead, are leached from
household plumbing by
corrosive water)
Iron, Manganese, Hardness,
Sulfate, Total Dissolved Solids,
pH, Fluoride, Corrosive Water
Sodium (can be introduced by
water softeners)
Copper (can be leached from
plumbing by corrosive water)
Nitrate > 1 mg/L (septic,
animal waste, fertilizers)
Total Coliform Bacteria (may
indicate surface influence on
well)
E. Coli Bacteria (septic, animal
waste)
Pesticides (agricultural and
yard use)
Other Organic Compounds
(especially petroleum
derivatives, such as benzene
and toluene, from underground
tanks and spills)
Chloride (septic, road salts,
fertilizer, industry, animal
waste)
45
Groundwater Protection Strategy: Sources of Contamination
Groundwater Protection Strategy for Virginia, published in May, 1987, was prepared under a grant from
Environmental Protection Agency by the Groundwater Protection Steering Committee (comprised of state agency
representatives). Among the recommendations of the report were an increased role for local governments,
emphasis on public education, improved data collection, new enabling legislation, and strengthening of
regulations. The report assigned top priority to five potential sources of groundwater contamination: underground
fuel storage tanks, landfills, waste lagoons, septic systems, and pesticides and fertilizers. The relative importance
Of these sources of contamination in Albemarle County is discussed below:
Septic Systems: Septic systems are by far the most ubiquitous potential pollutant source, since
approximately half of the County's households utilize this method ofwastewater treatment and disposal.
This also makes septic systems a large source of recharge to groundwater and surface water. The main
pollutants of concern from septic' systems are bacteriological and nitrates.
Springs and shallow wells used for drinking water are the most vulnerable to septic contamination. The
results from the Cooperative Extension water testing conducted in 1995 revealed that, of the 497 water
sources tested, 38% of the springs and 19% of the shallow wells had positive E. coli results, while
positive results were obtained for only 4% of deep wells. E. coli is an indicator of bacteriological
contamination, and the likely source of most of these pOsitive results is septic systems.
The state's Groundwater Protection Strategy recommends that the State Health Department'and Virginia
Water Control Board (now DEQ) consider strengthening domestic sewage regulations. Albemarle County
has, in the past, supplemented state regulations with additional area, slope, and setback requirements for
septic systems. The County also has the authority to adopt additional regulations concerning minimal
depth to rock, depth to water table, and other design considerations, but has not adopted any of these
measures.
Underground Storage Tanks: Underground storage tanks are also widespread across the County. The
Department of Environmental Quality (DEQ) has a registration and leak detection program for regulated
storage tanks, which include.commercial tanks greater than 110 gallons and agricultural/residential tanks
greater than 1100 gallons used to store motor fuel. At present, there are approximately 340 registered
tanks in Albemarle County. Primarily, these are used by gas stations; convenience stores; schools,
commercial, industrial, and office facilities; farms, fire stations and rescue squads, and some residences.
DEQ also has a program for the remediation of underground storage tanks that are confirmed to be
leaking (leaking underground storage tanks, or LUSTS). At present, there are approximately 50 open
LUST cases in Albemarle County that DEQ is investigating, 30 of which are potentially impacting surface
water or groundwater supplies.
The vast majority of tanks in the County, however, are home fuel oil tanks, and these are unregulated by
DEQ. Results from the Pilot Groundwater Study indicated that 57% of respondents have a fuel oil tank
at the residence, and many of these are underground tanks. In the Cooperative Extension study, 11% of
participants reported that there was a home fuel oil tank within 100 feet of their well.
Using the assumption that 50% of Rural Area households haVe a fuel oil storage tank, there are
approximately 8,000 regulated and unregulated tanks in areas of the County where wells, and therefore
groundwater, are the primary source of water supply.
46
Pesticides and Fertilizers: Pesticides and fertilizers are in wide use inAlbemarl? County for both
agricultural and residential uses. Fertilizer runoffis as0urce of nutrients to local reservoirs and streams.
Public education is critical to promote proper pesticide and fertilizer use and reduction. Agricultural
outreach and cost-share programs -- such as those conducted by Virginia Cooperative Extension, the
Thomas Jefferson Soil and Water Conse~afion District, and the Natural Resources Conservation Service
-- are critical services to manage pesticide and fertilizer runoff from agricultural operations. Many of
these programs include pesticide and nutrient management plans.
While lawn and farm chemicals are in wide use, the County's soil and hydrogeology, characteristic of the
Piedmont, may provide a degree of protection from groundwater contamination not afforded other
communities, especially those in the Coastal Plain and Shenandoah Valley. The 1995 Cooperative
Extension study included follow-up analysis of pesticides in "high-risk" wells (those having
contamination in the first round of testing and/or proximate to orchards, crop land, and golf courses). The
great majority of results were below laboratory detection limits, and none of the results exceeded EPA
Health Advisory or Maximum Contaminant Levels. While pesticide contamination of groundwater
cannot be ruled out, it may be that in Albemarle County, these contaminants are more readily reaching
surface waters through runoff and near-surface flow than they are recharging groundwater.
Landfills and Waste Lagoons: There are far fewer landfills and waste lagoons than the other sources
of contamination discussed above. However, each facility may have a proportionately.greater impact on
surrounding groundwater sources and groundwaterrecharge to streams.
At present, there is one active landfill, the Ivy Landfill (which is scheduled to stop accepting municipal
solid waste in July of 1998), and one inactive landfill, the Keene Landfill. Both are regulated by DEQ
and have a network of monitoring wells that must be maintained through closure and post-closure periods.
There are a small number of industrial waste lagoons in the County that do not discharge to surface water.
These are either pumped out and the effluent treated at a wastewater treatment plant, or are reuse/recycle
systems where the effluent is reused in the industrial process (closed-loop systems). These types of
facilities are required to have a Virginia Pollutant Abatement (VPA) Permit from DEQ.
In addition to septic systems, pesticides, and fertilizers, other sources of contamination from individual households
include: chemicals used in termite control, cleaning products, paint, and automotive products. Because it is
difficult to monitor the disposal of these products, public education is critical regarding individual responsibility
for clean groundwater.
Albemarle County has one Environmental Protection Agency (EPA) Superfund site located at the former
Greenwood Chemical Company near Newtown. EPA has removed the contaminated soil and the site and is now
developing a plan for treating contaminated groundwater.
There is one common denominator for each source of groundwater contamination discussed in this section:
Groundwater pollution is difficult and expensive to detect and remove. The most economical and effective
groundwater protection strategy is the prevention of contamination.
Mapping Groundwater Vulnerability
One method of preventing groundwater contamination is to map those areas with increased vulnerability to
contamination based on soils, geology, land uses, and other factors. These types of maps can be used when
making land use decisions and for site designs to minimize the opportunities for groundwater contamination.
47
One technique to perform this type of mapping is the DRASTIC system, which has been used by the
Environmental Protection Agency, Virginia Water Project, and Thomas Jefferson Planning District Commission
(TJPDC). TJPDC has produced DRASTIC maps for Louisa and Nelson counties. While DRASTIC is known
to have some shortcomings with regard to data availability and data analysis, other similar techniques are available
or could be developed. This effort would overlap with the mapping of surficial and bedrock geology and other
hydrogeologic features (see section on Hydrogeological and Water Quality Testing).
Strategy: Seek an effective way to collect, store and use groundwater contamination source informatior~ The
County should work with the Division of Mineral Resources, Thomas Jefferson Planning District Commission,
Department of Environmental Quality, and University of Virginia to identify and map existing and potential
sources of groundwater pollution. The County's evolving geographic information system should be utilized
Management objectives should be developed.
Strategy: Conduct groundwater vulnterability mapping in coordination with other hydrogeologic mapping and
wellhead protection efforts.
Strategy: Conduct a study of possible shortfailings of current state septic regulations to protect groundwater
and any necessary improvements to current design criterit~ Implement additional non-regulatory and/or
regulatory measures needed to adequately protect groundwater from septic systems.
Strategy: Assemble relevant local, regional, state and federal agencies for a groundwater summi~ The purpose
would be to improve coordination and facilitate information sharing.
Strategy: Ensure that the Department of Environmental Quality's (DEQ's) Leaking Underground Storage
Tank (LUST) investigations and the Environmental Protection Agency's (EPA 's) Superfund projects are
coordinated with Virginia Department of Health activities in granting well and septic permits, and with County
efforts for groundwater planning and managemen~
Additional information regarding community water supplies and local pollution sources may be found at:
http://epa.gov/enviro/html/ef_home.html and http://www.scorecard.org.
GROUNDWATER PROTECT[ON STUDY
Water Resources Committee Update
The Groundwater Protection Study for Albemarle County was developed by the Department of Planning and
Community Development. The Board of Supervisors accepted the report in principle June 13, 1990, and assigned
program implementation to the Watershed Management Official, now the Water Resources Manager. In 1993,
the Board of Supervisors requested an update on implementation of the study from the Water Resources
Committee. The original study contained 20 recommendations for addressing groundwater issues in Albemarle
County. Of the 20 original recommendations, the Committee gave highest priority to maintaining a pollution
source data base and developing a public education and voluntary action program. Maintaining water quality
testing data in a data base was also rated high, but it is dependent on a water quality testing requirement which
has not yet been implemented.
The Committee's evaluation identified the following high priority actions consistent with the Groundwater
Protection Study recommendations:
Tackle coordination of groundwater information and data analysis and public outreach on a scale smaller
than the whole County. Procedures developed for this pilot area could subsequently be applied to other
48
3.
4.
5.
6.
7.
areas of the County, and, ultimately, County-wide.
Educate the public and homeowners about responsible stewardship of groundwater resources.
Continue coordination by the Water Resources Manager, the Planning Department, and other relevant
agencies of groundwater and surface water activities.
Continue to develop a quality comprehensive data base of groundwater information, with evolution
towards a geographic information system (GIS).
Offer voluntary well testing programs. An initial program could be offered as part of the pilot area
project.
Assemble relevant local, regional, state, and federal agencies for an Albemarle County groundwater
summit to improve coordination and facilitate information sharing.
Continue activities of the Water Resources Committee to study groundwater issues, oversee a pilot
watershed project, and advise the Board of Supervisors on continued implementation of the Groundwater
Protection Study' s recommendations.
All of these high priority actions are reflected in the strategies listed in this Plan.
Strategy: The Groundwater Subcommittee of the Water Resources Committee should continue to study
groundwater issues and advise the Board of Supervisors on the continued implementation of the Groundwater'
Protection Study recommendations.
North Fork/South ForkHardware River Wa~rs~e~,Pi~lot. Gg0gnd~at~g~S~p~dy
The Water Resources Committee recommended a pilot groundwater study to develop procedures for data
collection and analysis that could later apply to a County-wide program, and to provide information for the update
of the Comprehensive Plan. The North Fork/South Fork Watershed w~ se!e~ted because th? ~a~e[sh~d is epfir~ly
dependent on groundw~ater for drinking water supplies, and the watershed contains the former Village of North
Garden where groundwater availability had been an issue identified in the Comprehensive Plan.
The pilOt study identified private water systems that provided representation across natural and cultural variables,
such as geology, land use density, and well construction type and age. Niflety private water systems were tested,
and a survey administered to the users of the systems. This was done to determine if water quality and quantity
results could be related to the variables, and if any spatial patterns emerged.
The most widespread water quality problem evident from both the user survey and laboratory results was low pH,
or acidic water, which is very common for well water across the Piedmont. Positive total coliform and.nitrate-
nitrogen levels in excess of 1 milligram per liter were each present in 24% of raw water (untreated) samples.
(Note: the EPA has set a maximum level of 10 mg/L of nitrate for public water supplies. Levels in excess of 1
mg/L are higher than would normally be found in groundwater.) The most important factors influencing positive
results were the age and construction of the water system. Older systems, and springs, bored and dug wells (which
tend to be shallower than drilled wells) are more susceptible to water quality problems.
About 20-25% of well users are knowledgeable about how their water systems work, and are aware of potential
contamination and/or low flow problems. The remainder would benefit fromeducation about the..stewardship
practices necessary to protect their own water supplies and those of their neighbors and communities.
An issue raised by the survey which has the potential to be a serious concern for groundwater users is that 57%
of respondents reported having an underground or above ground storage tank for home fuel oil, gasoline, or other
materials. Resident testing for hydrocarbons was nearly nonexistent. Almost nothing is known about the extent
of damage these tanks, particularly underground tanks, may be causing to well water.
49
Recommendations developed from the pilot study are:
1. Conduct regional hydrogeological studies for areas where extensive water supply development is
anticipated or possible, and no public utilities are foreseeable. A regional study could include geologic
mapping, additional resident surveys, and pump testing of selected wells.
2. Prescribe policy guidelines for on-site hydrogeologic testing when needed to verify a suitable water
supply for development proposals.
3. Pursue voluntary well testing programs as an educational tool for groundwater users, and to facilitate the
collection of data. Support the Virginia Cooperative Extension Household Water Quality Testing
program planned for the spring/summer of 1995.'
Develop educational programs for groundwater users that address specific information needs highlighted
by this study.
Seek an effective way to ~°llect, store and use groundwater data. Coordinate With the Health Department.
Utilize the County's evolving geographic information system (GIS).
Address County staff resources needed to implement a groundwater program.
All of these recommendations are reflected in the strategies listed in this Plan.
Cooperative Extension County-Wide Well Testing Program
During the summer of 1995, a voluntary program of household water quality education, which included water
sampling, testing, and diagnosis was conducted, sponsored by Virginia Cooperative Extension Service. Water'
samples from 497 households were analyzed. These analyses identified corrosivity and bacteria as the major water
· quality problems in the County~ After completion of the general water testing program, water supplies from 19
households were resampled for the testing of 25 pesticides and other chemical Compounds. None of the samples
had contaminants exceeding EPA' Health Advisory or Maximum Contaminant Levels. Following completion of
the program, survey forms were mailed to the 497 participants. Two hundred eighty-four participants returned thc
forms, indicating reasons for participating in the survey and what measures they planned to take, or had already
taken, to correct water quality problems identified in the testing program. Forty-nine percent of the households
that reported having at least one water quality problem had taken, or planned to take, some measure to improve
the quality of their water supply, including obtaining water trea~ent equipment, shock chlorination, additional
water testing, and improving the physical condition of the water source;among other measures.
Groundwater Data Base
The development ora groundwater data base system was initiated in 1990 by the Department of Planning and
Community Development which utilized information from well completion reports. During the summer of 1996,
the Division of Mineral Resources took an active interest in using Albemarle as a case example for developing
a usable and useful groundwater data b'ase using GIS.
The Health Department currently collects well completion reports and sends copies to the County. These reports
are now being forwarded to the Department of Mineral Resources for its data base. Another soume of information
for the data base is the w. ell testing program.
Ultimate uses of the data base include tracking the location of wells, relating well yields t° bedrock geology, and
identifying areas where regional aquifers may be dropping due to groundwater pumping. The data base would
be useful not only to the County for planning purposes, but to well drillers, developers, citizens, and other
government agencies.
Strategy: Seek an effective way to collect, store and use groundwater dattr Coordinate with the Health
Department and Division of Mineral Resources to develop a useable and continuoUsly_maintained
groundwater data base. Utilize the County's evolving geographic information system (GIS). Management
50
objectives that outline how, for what purpose, and by whom the data base will be used should be developed.
Strategy: Provide cost-share and staff assistance to Division of Mineral Resources to complete the Albemarle
County pilot groundwater data base.
Strategy: Consider groundwater resource data in the review of rezoning and special use permit applications.
Groundwater resource studies are to be done on a periodic basis to update data.
I-Iydrogeological and Water Quality Testing
Hydrogeological testing may be implemented on two scales for different purposes. On a County-wide or regional
scale, studies can be initiated by the County to generate data for planning purposes. On a smaller scale, it would
be beneficial to require a property owner to provide site specific hydrogeologic testing to determine the adequacy
of groundwater to serve a proposed development.
Hydrogeological testing is intended to protect and preserve groundwater quantity and quality through: 1) careful
subdivision design; 2) better assurance of adequate water supply for future residents; 3) assessment of the effects
of anticipated withdrawals on neighbors; and 4) planning generally for the location of development in relation to
recharge areas and other factors.
County-Wide or Regional Scale Studies:
The Groundwater Protection Study makes several recommendations pertaining to hydrogeologic studies
and mapping projects. While these types of projects are expensive, they can be focused to best meet
specific County needs. Planning for growth in areas not accessible by public water and sewer involves
attempting to understand hydrogeologic constraints for both water supply and quality. A regional study
conducted by the County could include detailed geologic mapping, resident surveys, and pump testing
of selected wells. The Division of Mi.n~r~!~.R~sources is currently updating the geology for specific
Albemarle County USGS quadrangle maps.
Studies could als9 inc!gde regional recharge/discharge analysis, identification of recharge areas, and
regional flow paths. A prioritized list of watersheds should be developed based on development potential,
hydrogeological setting, and other factors. Studies and mapping should be designed in a manner that
provides guidance to the County's decision makers about the capabilities and limitations of groundwater
resources to support certain types and scale of rural development.
Site or Development Scale Testing:
Hydrogeologic testing can also be applied to specific development proposals. However, the County does
not have any policy guidelines detailing what type of information is required, or how it would be used
to make decisions about specific development proposals. Also, the County needs to confirm that existing
enabling legislation provides authority to require such testing.
Consideration should be given to requiring hydrogeological testing prior to subdivision approval in the
Rural Area to ens~e~ that !~e..~t?~Sgpply quantity and quality is adequate to serve the eventual
inhabitants ofth~ area,_ Also, consideration should be given to requiring hydrogeological testing for site
plans in the Rural Area. Key components of this hydrogeological testing policy should include the
following information:
1)
A clear understanding of when hydrogeological information would be required (e.g., size of
development, location factors, etc.)
51
2)
3)
Clarification of how hydrogeological information would be used to make decisions about
· individual development projects. This is an important factor since County approval Could be
construed by a potential homeowner as a guarantee that adequate water exists. On the other
hand, ifhydrogeological information is used to reject a development proposal, the technical and
legal basis of this rejection must be defensible and equitable.
Clear guidance of what type and detail of information is required, and approved method for
collecting the data.
Albemarle County has received enabling legislatiori, along with several other Virginia counties, to require
reasonable testing of water quality prior to issuance of a building permit. This allows the assessment of
poor water quality before a dwelling is constructed. It is also a method to collect water quality data. The
Health Department does not require water quality testing of private wells, with the exception of
bacteriological (coliform) testing.
Strategy: Work with the Division of Mineral Resources to conduct additional mapping in Albemarle County
on recharge/discharge, lineaments, surflcial and bedrock geology, and regional groundwater flow. Provide
local cost-share funds to perform this mapping.
Strategy: Continue to gather information on groundwater by watershed areas using the Pilot Groundwater
Study as a prototype. Produce a prioritized list of watersheds using criteria developed by the Groundwater
Subcommittee of the Water Resources Committee.
Strategy: The Groundwater Subcommittee should investigate a requirement for hydrogeological testing to
verify suitable groundwater quantity and quality in the Rural Arec~ If appropriate, they.should develop a draft
hydrogeological testing policy and ordinance language for consideration by the Board of Supervisors.
Strategy: The Groundwater Subcommittee should investigate a requirement for a water quality testing
requirement for private wells prior to issuance of a building permi~ If appropriate, they should develop a draft
ordinance language for consideration by the Boardof Supervisors.
Groundwater Education
The Pilot Study and County-wide Well Testing program provided some clarification of the educational
messages that are important for County groundwater users. These principles include: periodic water testing,
proper septic system maintenance, knowledgeable yard and garden care, best management practices for
pasture and other agricultural uses, water conservation, proper household hazardous materials use and disposal
(including automotive products), and fuel oil tank monitoring and maintenance. In addition, private, individual
system owners and users should strive to become informed about their systems (e.g., age and depth, and
proper treatment for specific water quality problems). Forums should be identified, in collaboration with other
agencies, for the effective dissemination of educational materials.
Strategy: In conjunction with other educational efforts and organizations, the County should disseminate
relevant information to groundwater users about stewardship principles, including specific information needs
identified by the Pilot Study and Well Testing Progratt~
52
WELLHEAD PROTECT3ON
This section has been adapted from Wellhead Protection, A Handbook for Local Governments in Virginia, and
Wellhead Protection: Case Studies of Six Local Governments in Virginia, Virginia Ground Water Steering
Committee, Fall, 1993.
Wellhead protection is the term applied by EPA and others to describe a process for:
(1) Assessing potential threats to groundwater,
(2) Managing land uses and activities in the area near public water supply wells, and
(3) Planning to prevent problems before they arise.
A wellhead protection area is a specified area in the vicinity of a public water supply well designated for special
protection to prevent pollution of the groundwater from nearby surface and sub-surface activities. The size and
shape of the protection area is a function of factors such as the hydrogeology in the vicinity of the well, its daily
withdrawal rate, land use activities existing or likely in the area, and assessment of options if the well were to
become polluted. The area could range from a few acres to several square miles or more. Special protection
measures which could be applied to a wellhead protection area include zoning limitations on the types of land uses
allowed, performance standards to contain and manage potential pollutants, contingency plans for hazardous spills,
and coordination among local, state, and federal governments and property owners.
Objectives for wellhead protection should be defined, to address issues such as:
1) Protection of groundwater resources from contamination;
2) Management of land-use activities that store, handle or produce regulated substances;
3) Minimizing the expenditure of public and Private monies for the establishment or extension of the current
public system; and
4) Planning for emergency response in the case of hazardous materials spills, flooding, and other
emergencies.
Strategy: The Groundwater Subcommittee of the }Fater Resources Committee should develop a wellhead
protection plan and implementation program for the County (Include as an Action Agenda Item).
Strategy: As a first step in a wellhead protection program, map all current public water supplies that utilize
wells and springs, including the latitude and longitude of all source supplies. Produce this map for emergency
response personnel, the Comprehensive Plan, and other groundwater planning applications.
GROUNDWATER STANDARDS
The following GENERAL STANDARDS should be applied to protect groundwater:
Construct wells and septic systems prior to construction of a new home or building.
Locate wells as far as possible and uphill from potential sources of contamination, such as septic systems,
fuel storage tanks, buildings treated for termite control, animal feedlots, and roads subject to de-icing
compounds.
Suggested Minimum Separation Distances From Wells
Septic system drainfield 100 ft.
Septic tank 50 ft:
Termite-treated dwelling 100 ft.
53
Barnyard or feedlot 50 fi.
(downhill from well)
Source: State Health Department
Locate wells on the high ground away from areas that flood. Surface drainage should be directed away from
the well site.
In addition, the following are important guidelines that promote conservation and maintain groundwater quality
for individual households and the County's general health and safety. These should b,e exercised by the general
citizenry and included in public information brochures:
· Test wells for bacteria and nitrates once a year and for chemicals every three years.
° Maintain and pump septic systems regularly, every three to five years.
· Maintain grass cover over a septic drainfield. Trees or shrubs should not'be planted where roots may damage
the lines.
Avoid garbage disposal units unless the septic system has been designed for the extra solids load.
Avoid disposal of toxic and hazardous chemicals -- such as gasoline, pesticides, paints, solvents, and
photographic chemicals -- in a septic system. They may harm the septic action, damage the soil absorption
system, and contaminate the groundwater. Household hazardous materials should be collected and taken to
the Rivanna Solid Waste Authority household hazardous waste collection site (currently at the Ivy Landfill).
Practice water conservation methods, such as low-flow faucets, showerheads, and conservatiofi equipment.
Use alternate water sources for irrigation of yards and gardens.
Apply pesticides and fertilizers, .when necessary, in as limited amounts as necessary to complete the task.
Empty containers should be disposed of properly Chemicals should never be used, mixed, or stored near a
well.
TO reduce the use of fertilizers and pesticides, use ground cover or mulch in lieu of a maintenance-intensive
lawn.
Dispose of hazardous and toxic wastes from households and businesses properly. Motor oil and paint thinner
should be recycled.
Underground and above ground storage tanks for home fuel oil and other hazardous materials should be
monitored annually for fuel level and checked thorougly by a qualified professional if a leak is suspected.
Old underground tanks should be replaced with above ground tanks with proper spill containment.
54
Biological Resources and Biodiversity
"... it is difficult to believe that it lies with [man] so to remodel the work of nature as it would be remodeled,
by a destruction not only of individuals, but of entire species; and not only of a few species, but of every
' ' i n"
species, with the very few exceptions which he m~ght spare for h~s own accommodat o . - James Madison,
excerpt from speech to the Albemarle Agricultural Society of Albemarle, Charlottesville, Virginia, May 12,
1818
GOAL;. Recognize the importance of protecting biological diversity in both the Rural Area and the
Development Areas for the ecological, aesthetic, ethical, and economic benefits to the community.
Introduction
Biodiversity is short for biological diversity. It describes the variety of living organisms of all kinds - animals,
plants, fungi and microorganisms - that inhabit a particular area or ecosystem. Protecting and understanding
biodiversity is a task that requires a long-term, large-scale view.
Most commonly, biodiversity is measured by the number of species present in an ecosystem. However,
biodiversity also includes: genetic diversity within those species in the ecosystem, and the diversity of different
ecosystems across landscapes. These three levels (species diversity, genetic diversity, ecosystem diversity) interact
in an extremely complex manner, and these interactions provide the life support of all species.
SPECIES DIVERSITY
Species diversity can be described as the variety of organisms that live in a particular area or habitat and that
may be linked as biotic communities, usually through food webs. Perhaps because the living world is most
widely considered in terms of species by the public, the concept of biodiversity is commonly interpreted to
mean species diversity or "species richness," which may be described at various levels, from local to regional.
GENETIC DIVERSITY
Genetic diversity is the heritable variation within and among populations of organisms. AS a plant, animal,
fungus, or microorganism population becomes smaller due to human, impact, habitat destruction, or natural
change, genetic variability tends to be lost by chance. The loss of genetic variability usually affects the
viability and survival of a species by reducing its ability to reproduce or to deal effectively with
environmental factors such as disease, weather, predation, etc.
ECOSYSTEM DIVERSITY
Ecosystem diversity describes the variety of different natural systems found in a region and is delimited and
characterized by the boundaries and interactions among biological communities and the physical landscapes
that support them. The interactions among animals, plants, and micro-organisms with the physical
environment produce a wide variety of ecosystems that may be described at a range of temporal and spatial
scales.
55
Importance of Biodiversity
Why should we care about biodiversity?
1) Biodiversity is essential to human life. Human life depends on the products of living organisms, world-
wide. Whether these animals, plants, or microorganisms are wild or domesticated,they provide food, medicine
and industrial products essential to mankind. Furthermore, these products form the backbone oft he world's
economy. That is, fisheries, forestry, agriculture, and o.ther industries depend on animal and plants and therefore
rely directly on a diversity of biologiCal resources. Soil bacteria are essential for productive farmlands. Other
bacteria provide crUcial vitamins and enzymes. Biodiversity of species, landscapes, and ecosystems also provides
for ecological services, such as: retention of clean water, production of oxygen, consumption of carbon dioxide,
resistance to parasites and disease organisms, control of agricultural pests, pollination, and critical recycling of
inorganic nutrients upon which all natural productivity depends.
2) BiodiverSity preserves the aesthetic and economic value. Many people come to Albemarle County
because of its great natural beauty, views of the Blue Ridge, wooded hillsides and pastures, and scenic creeks and
rivers. Natural, diverse landscapes and the proximity to wildlife provide enrichment to our citizens that is unique
in its impact and that is irrePlaceable. The natural environment of Albemarle County complements its historic
resources and together these features drive the tourism industry that is so vital to our economy. Protection of
biodiversity is integral to maintenance of Albemarle's overall environment.
3) Humanity has an ethical responsibility to care for other forms of life on earth. We as humans have a
responsibility to care for other species on Earth, whether or not those species have direct economic use. Rather
than simply using the Earth's resources for present purposes, human beings have a responsibility to care for the
Earth's future. Biodiversity is integral to the functions of ecosystems, sustains animal and plant species of direct
economic value t° humans, and minimizes the effects of both natural and human-caused environmental
disturbance.
Albemarle County Trends
Albemarle County lies within the Southern Appalachian - Eastern Deciduous Forest, the most species-diverse
portion of temperate North America. Over the decades, forest clearing and regrowth, burning, development and
other activities and events have affected the Albemarle County landscape. In addition, and especially since 1950,
the human population of Albemarle Co. unty and Charlottesville has grown rapidly.
Perhaps the greatest threat to our natural environment is the increasing demand for, and thus, increasing economic
value of, land. Residential, commercial and industrial development continue to expand onto our rich and diverse
landscape, causing fragmentation of habitats and conversion of land in the Rural Area to more intensive uses. In
addition, the use and management of properties within Development Areas have similar impacts on the habitats
and biological resoumes of the County. As a result, populations of some species have disappeared and others are
undergoing major reductions. Consequently, we must anticipate erosion over time of our ecosystems and the
services they provide us and attempt to take corrective measures.
For example, in Albemarle County today, only a few patches of old growth forest still exist. Tree varieties
characteristic of mature forests have suffered reductions, and some have been lost through disease (such as the
American Chestnut). Various native species have been lost or diminished through habitat loss (neotropical
migratory birds), and a number of exotics and non-native species have been introduced (such as the Paradise Tree,
Ailanthus); such exotics present particularly insidious problems, as they often become unwelcome pests, which
56
outcompete and replace natives.
Prominent animal loses or substantial declines in species formerly native to this area include the passenger pigeon,
wolf, puma, and bison. Recent bird declines include the loggerhead shrike, wood thrush, whippoorwill, and
Bewick's wren. In turn, species accustomed to open fields or meadows or edge areas such as the robin, cowbird,
deer, and ground hog have increased in numbers. Losses of larger predators such as wolves, mountain lions,
· bobcats and coyotes have' led to increases in smaller predators, such as raccoons, skunks and opossums; these
smaller, opportunistic predators have been seriously augmented by feral or free-ranging domesticated animals,
mostly cats and dogs, both of which are persistent and efficient predators. Fresh waters have perhaps suffered the
most through clearing of land, sedimentation, and pollution, As a result, fishes have declined drastically, and
Albemarle's freshwater mussels, such as the green floater and the James spinymussel, are designated as
endangered.
Although the preservation of one particular endangered species may not seem at first glance to be critical, it is
important to consider that this is one indicator that the ecosystem is becoming ecologically unsustainable. That
is, the presence of an endangered species is often indicative of a decline in the general health of its habitat.
57
Natural Heritage Resources of Albemarle County, Virginia - Updated June, 1998
SCIENTIFIC NAME
** COMMUNITIES
** INVERTEBRATES
FUSCONAIA MA $ONI
LASMIGONA SUBVIRIDIS
PLEUROBEMA COLLINA
PYRGUS WYANDOT
SPEYERIA IDALIA
STYGOBROMUS SPINOSUS
** REPTILES
"PITUOPHIS
MELANOLEUCUS
** VASCULAR PLANTS
ALNUS INCANA SSP
RUGOSA
BETULA PAPYRIFERA
CALYCANTHUS FLoRIDus
VAR GLAUCUS
CORALLORHIZA MACULATA
VAR OCCIDENTALIS
CORNUS CANADENSIS
ELYMUS CANADENSIS
PHLOX BUCKLEYI
PRUNUS NIGRA
RORIPPA SESSILIFLORA
SIDA HERMAPHRODITA
SOLIDAGO RANDII
COMMON NAME GLOBAL STATE FEDERAL STATE
RANK RANK STATUS STATUS
EASTERN HEMLOCK FOREST
CHESTNUT OAK FOREST
LOW ELEVATION BASIC
OUTCROP BARREN
ATLANTIC PIGTOE G2 S2
GREEN FLOATER G3 S2
JAMES SPINYMUSSEL G1 S1
APPALACHIAN GRIZZLED G2 S2
SKIPPER
REGAL FRITILLARY G3 S1
BLUE RIDGE MOUNTAIN G2G3 S2S3
AMPHIPOD
PINE SNAKE
SPECKLED ALDER
PAPER BIRCH
SMOOTH SWEET-SHRUB
WESTERN SPOTFED
CORALROOT
BUNCHBERRY
NODDING WILD-RYE
SWORD-LEAVED PHLOX
CANADA PLUM
STALKLESS YELLOWCRESS
VIRGINIA MALLOW
RAND'S GOLDENROD
G5 SU
G5T5 S2
G5 S2
G5T5 S 1 ?
G5T? S1
G5 S1
G5 S27
G2 S2
G4G5 S1
G5 S1
G2 S1
G5T4 S2S3
LE
LT
SC
LE
LAST SEEN
IN CO SINCE
19807.
Y
Y
Y :c~,~
Y
Y
Y
N
No Date
Y
No Date
N
Y
N
Y
Y
N
.Y
N
N
Y
Y
Definitions of Abbreviations Used on Natural Heritage Resource Lists
State Rank
The following ranks are used by the Virginia Department of Conservation and Recreation to set protection priorities for natural heritage
resources. Natural Heritage Resources, or "NHR's," are rare plant and animal species, rare and exemplary natural communities, and
significant geologic features. The criterion for ranking NI-IR's is the number of populations or occurrences, i.e. the number of known distinct
localities; the number of individuals in existence at each locality or, if a highly mobile organism (e.g., sea turtles, many birds, and
butterflies), the total number of individuals; the quality of the occurrences, the number of protected occurrences; and threats.
· SI - Extremely rare; usually 5 or fewer populations or occurrences in the state; or may be a few remaining individuals; often especially
vulnerable to extirpation.
oS2 - Very rare; usually between 5 and 20 populations or occurrences; or with many individuals in fewer occurrences; often susceptible
to becoming extirpated.
oS3 - Rare to Uncommon; usually between 20 and 100 populations or occurrences;may have fewer Occurrences, but with a large number
of individuals in some populations; may be susceptible to large-scale disturbances.
oS4 - Common; usually > 100 populations or occurrences, but may be fewer with many large populations; may be restricted to only a portion
of the state; usually not susceptible to immediate threats.
oS5 - Very common; demonstrably secure Under present conditions.
,SA - Accidental in the state.
oS#B - Breeding status of an organism within the state.
oSH - Historically known from the state, but not verified for an extended period, usually > 15 years; this rank is used primarily when
inventory has been attempted recently.
oS#N - Non-breeding status within the state. Usually applied to winter resident species.
oSU - Status uncertain, often because of low search effort or cryptic nature of the element.
oSX - Apparently extirpated from the state.
00
°SZ - Long distance migrant whose occurrences during migration are too irregular, transitory and/or dispersed to be reliably identified,
mapped and protected.
Global Rank
Global ranks are similar, but refer to a species' rarity throughout its total range. Global ranks are denoted with a "G" followed by a
character. Note that GA and GN are not used and GX means apparently eXtinct. A "Q" in a rank indicates that a taxonomic question
concerning that species exists. Ranks for subspecies are denoted with a "T". The global and state ranks combined (e.g. G2/S1) give an
instant grasp of a species' known rarity. These ranks should not be interpreted as legal designations.
Federal Status
The Division of Natural Heritage uses the standard abbreviations for Federal endangerment developed by the U.S, Fish and Wildlife
Service, Division of Endangered Species and Habitat Conservation. LE - Listed EndangeredLT -Listed ThreatenedPE - Proposed
EndangeredPT - Proposed ThreatenedC - Candidate (formerly C 1 - Candidate Category 1)E(S/A) - treat as endangered because of similarity
of appearanceT(S/A) - treat as threatened because of similarity of appearance.
State Status
The DiVision of Natural Heritage uses similar abbreviations for State endangerment. LE - Listed EndangeredPE - Proposed EndangeredSC
- Special Concern - animals that merit special concern according to VDGIF (not a regulatory category) LT - Listed ThreatenedPT -
Proposed ThreatenedC - Candidate.
59
Habitat Fragmentation
The major causes, world-wide, for the reduction of species is destruction and fragmentation of habitat. Other
causes include introduction of exotic and non-nativespecies and over-exploitation. Here, we are concerned with
fragmentation, which is of particular concern to Albemarle.
Fragmentation is the carving-up of habitats into ever-smaller areas, with the accompanying lack of connections,
called "corridors," among the fragments. Whereas, fragmentation is known to be biologically and ecologically
destructive to biodiversity, the prediction of effects With a high degree of certainty can be problematical, requiring
expert assessment.
BENEFrI'S OF UNBROKEN HAB~ATS
Conventional wisdom dictates that the more contiguOus a habitat or ecosystem, the greater number and
variety of birds, animals, and plants it will sUpport. Also, it is often assumed that unbroken habitats provide
continuous protective pathways for the safe movement or migrations of animals or expansions of plants.
These statements, however, can be misleading, as they apply mainly to species that are at least somewhat
obligate to the habitat or ecosystem in question. Whereas fragmentation can be devastating to those species,
it can also actually increase the total number of species. But the downside to that apparent benefit is that
those latter species are likely to be what ecologists call "weedy" or "opportunistic," and hence undesirable
(for example the cowbird, which is a nest parasite on warblers and other birds and is a major factor in their
decline.)
Forests, in particular, are an important asset for Albemarle. Many birds, mammals, reptiles, amphibians, and
aquatic species depend upon this dominant habitat for their survival. Additionally, the protection afforded
by the forest's leafy canopy helps improve air quality and modulates microclimate. Forested areas also
protect and maintain the purity of groundwater and stream and river water. Forests serve as filters to trap
sediment and absorb pollutants from overland runoff. Loss of topsoil and silt into surface waters can smother
the gravel bottoms that are breeding habitats of most of our stream fishes and the aquatic insect larvae that
are the food for these fishes. Forests along rivers and streams help make waterways livable for many species.
For example, many shrubs, grasses, and vines grow well in moist and fertile soil; of large unbroken forested
areas, but may not do well elsewhere. Plant material falling into the water also provides a food source.
Shade from the tree canopy helps maintain a low water temperature, and tree roots help stabilize the bank
and provide shelter.
Finally, forests contribute to Albemarle's natural beauty, complement the cultural resources of the area and
enhance the County as a desirable place to live, recreate, and visit.
EFFECT OF HABITAT FRAGIVlENTATION ON SPECIES
The decline of many plant and animal species in Albemarle can be attributed to large scale tree clearing, or
by development activities such as woodland subdivisions, power lines, and roads. The habitat fragments that
these activities produce differ from the original habitat in two important ways: 1) the center of a fragmented
area is closer to the fragment's edge; and 2) the amount of edge relative to the amount of interior habitat is
dramatically increased.
Because of fragmentation, the center of the habitat is closer to the edge,which exposes the species within to
increased predation and competition. Furthermore, the habitat's edge represents a dynamic environment into
60
which many other species can invade Thus, fragmentation not only increases the number of predators within
the edge, but some of these predators compete for the same food supply as species within the habitat. For
instance, predatory animals may decimate insect and amphibian populations in edge areas.
Forest fragmentation also reduces the ability of a species to move freely across a habitat to forage, to find
mates,or to disperse to neighboring habitats. The resulting isolation and reduced population numbers may,
in mm, lead to loss of genetic variability, which reduces a species' viabilty and its ability to to deal with
environmental fluctuations, disease and predation. Also, many plant species that rely on animals to transfer
seeds are also affected, which can have widespread ecosystem consequences.
The interactive sequence of events described in the preceding paragraph is termed an "environmental
cascade," which does not end at the level of the habitat. Some regional effects of forest clearing and
fragmentation, for example, include changes in reflected solar radiation, air and soil temperature, wind, and
incidence of fire. Plant cover offers shade and protection of soils, particularly in forest communities, which
maintain relatively cool, moist, and shaded environments during spring and summer days, and trap heat
during the night. Effects of large-scale clearing and development are currently having nation-wide to global
ramifications, with marked changes in species diversity and ecosystem services.
Habitat fragmentation is currently being addressed, in part, in Albemarle through land use policies and
voluntary measues to protect foreslry and open space in general, such as Rural Areas zoning and Agricultural/
Forestal Districts. The Agricultural/Forestal Industries Support Committee stated, "Continued forest
fragmentation is probably the biggest threat to the future viability of the forest industry in Albemarle
County....Forest sizes below 40 acres are difficult to manage economically." The Mountain Protection
Committee concurred, "The principle threat to the County's mountain forests and farms has now become
fragmentation and conversion to residential land use." This Comprehensive Plan continues to support and
promote forestry and agriculture as priority land uses in the Rural Area. However, certain areas of the
County may require additional protection to insure that biological diversity is maintained. This may be
accomplished through an implementation program that stresses education and voluntary actions.
Implementation of a Biodiversity Program
OBJECTIVE: Increase the community's awareness of the importance of biodiversity to encourage protection
of biological resources.
BUILDING BIODIVERSITY AWARENESS.
We should value our natural surroundings as ecosystems that provide essential services to humans. Destruction
and fragmentation of habitat is usually not deliberate, but results from other activities such as building a new
home. Therefore, increasing the public's awareness of biodiversity, and how the public's actions affect our
ecosystems, is key to implementing a successful program. Other than the Shenandoah National park and other
publicly owned parks and school sites, almost all of the land in Albemarle County is owned privately. Thus a
motivated, informed citizenry can greatly effect changes in the health of ecosystems through increased awareness
of the importance of biodiversity.
Strategy: Develop and disseminate educational and technical material for the purposes of informing the
general public, developers, and private land owners, including residents of urban Development Areas, on the
value of biodiversity and volunteer techniques that can be used to protect biological resources located on their
ianc~
61
Recommendations:
Develop material and conduct educational sessions to provide information to the public on the importance
of biological resources to our County and the positive effect these resources have on maintaining our high
quality of life.
Develop illustrations and other materials that demonstrate biological resource protection efforts that
developers can consider utilizing when developing a site.
Educate individual land owners through pamphlets and other methods on immediate volunteer efforts they
can do to protect biological resources on their property.
The County could provide information at meetings or in leaflets to explain the importance of biodiversity, and to
inform landowners how to protect biological resources on their land. For example to:
Seek to reduce habitat fragmentation by maintaining large contiguous patches of woods,
meadows, wetlands, and streams.
Plan to allow old growth forest areas to develop.
Resist the urge to remove all dead timber.
Minimize lawn areas; plant and maintain meadows instead.
Avoid exotic and non-native plants; use native shrubs and trees that produce berries.
Sow seeds of native wild flowers.
Keep livestock out of the streams.
Put up nesting boxes.
Minimize the use of pesticides.
Preserve fencerows in a natural state as habitat for wildlife.
Do not allow domesticated pets to roam free, especially at night.
Learn to recognize and suppress invasive non-native plant species such as garlic mustard
(21lliaria petiolata) and mile-a-minute (Polygonum perfoliatum).
OBJECTIVE: Through a Biological Resources Inventory, develop ~ systematic knowledge of the types and
distributions of biological resources in Albemarle County, and develop an understanding of the requirements
of our ecosystems.
CONDUCTING a BIOLOGICAL RESOURCES INVENTORY
The County needs to develop systematic knowledge of the type and distribution of biological resources in the area.
The Open Space and Critical Resources Plan, adopted in 1992, recommended completion of a critical resource
inventory to plan for open space and significant resource protection in the Rural Area. Areas containing
significant biological resources may be identified by a number of criteria, such as habitats of specific plant or
animal types, catchment or filter areas, riparian areas, mountain areas, unbroken patches of forests, and patches
of land that have been relatively undisturbed by humans.
Sources for the preliminary identification of areas of concern include: aerial photos, satellite images, multispectral
imagery, and digitized spatial data bases. Data bases available for Albemarle County include surface water
distribution, elevations, soil types, vegetative cover types, and land classified by usage type. These databases can
be used to construct layers in a Geographic Information Sysytem (GIS), to be incorporated into the existing
County GIS system.
62
Other sources include the citizens of the County. are avid, experienced naturalists and could
provide much information on the distribution of plant and animal species and communities. Local foresters also
have a great deal of firsthand knowledge of the distributions of forests of different types. A biodiversity
committee composed of knowledgeable and interested citizens is essential for the coordination of the Biological
Resources Inventory.
Strategy: Establish an advisory committee to assist the County in overseeing the development of a Biological
Resources Inventory and the integration of such an inventory into the planning process.
APPOINTING A BIODIVERSITY COMMITTEE
A Biodiversity Committee should be appointed to oversee the development of a Biological Resources Inventory
and its integration into the planning process. The committee should be composed of interested citizens
representing environmental, agricultural, forestry, and business interests. Members may include local foresters
and farmers, conservation biologists, skilled amateur naturalists, a representative of the Shenandoah National Park,
land owners, developers and other concerned citizens. The Biodiversity Committee should be a continuing
committee. It should assist the staff in developing an action plan for protecting biological resources, and should
periodically report to the Board of Supervisors on the state of our biological resources.
The responsibilities of this committee would be to:
1) develop public educational materials on biodiversity;
2) develop methods and oversee a Biological Resources Inventory to be conducted for the County;
3) solicit regional cooperation among nearby counties in collaborating on a regional inventory;
4) determine criteria for identifying the types of biological resources to be inventoried;
5) assess prospects for donations to the Inventory of time, expertise or other resources from the community,
including the University of Virginia;
6) evaluate methods of conducting the Inventory;
7) recommend one or more approaches for conduct of the inventory to the Board of Supervisors, with estimates
of costs;
8) assist staff in developing an action plan (discussed below) that specifies detailed steps for achieving protection
of biodiversity as outlined in the Comprehensive Plan; and
9) provide periodic reports to the Board of Supervisors on the state of biodiversity in the County.
OBJECTIVE: Conserve. ecological communities to ensure their continued genetic diversity, and protect
ecosystems that provide essential sevices to humans.
Strategy: Staff should develop an action plan, with assistance from the Biodiversity Committee, and through
a public participation process, to protect significant areas of biological resources.
63
DEVELOPING AND IMPLEMENTING AN ACTION PLAN FOR ACHIEVING BIODIVERSITY
Following the completion 'of the Biological Resources Inventory, staff should develop an action plan in
conjunction with the biodiversity committee. This plan should provide specific details for achieving the protection
ofbiodiversity and biological resources as outlined in the Comprehensive Plan. Actions to be addressed in the
action plan at a minimum should include:
How the information obtained from the biological inventory will be incorporated into the land-
use decision making process. Procedures to protect biological resources may be similar to the
implementation procedures for significant resources outlined in the Open Space Plan.
Establishing educational programs.
Procedures for the establishment/maintenance of a biological resource data base.
Voluntary measures that could possibly be utilized by the County such as use-value assessments
of rural lands, agricultural/forestal districts, conservation eagements, etc. to protect areas
identified as significant biological resources.
Whether there is a need for hiring a County staffmember with expertise in conservation biology,
and/or training existing County staff in principles of conservation biology.
Source References:
Bierregaard, R. 1992. The Biological Dynamics of Tropical Rain Forest Fragments. BioScience 42: 859-866.
Olivier, T., Blair, C., Hermsmeier, J,, Mellon, M., Ray G.C., and McCormick-Ray, J. 1996. Citizens for
Albemarle: Protecting Our Biological Heritage. Albemarle County, VA.
Primack, R. 1993. Essential of Conservation Biology. Sunderland, MA.
World Conservation Monitoring Centre. Biodiversity-An Overview.
http://www.wcmc.org.uk/infoserv/biogen/biogen.html#what
64
Agricultural and Forestry Resources
GOAL: Protect Albemarle County's agricultural lands and forests as a resource base for its agricultural and
forestry industries and for related benefits.
"The importance of agriculture and forestry is not limited to the production value of these industries. Each
farm or forestry operation provides employment and helps support other related businesses in the community.
In addition, the income derived by the landowner encourages the landowner to keep the land resource intact.
It is the land resource which provides the true value of agriculture and forestry to this community, with
related benefits like open space for cleaner air, watershed protection and wildlife habitat; scenic rural and
historic landscapes which encourage tourism; and quality of life for all residents. Maintaining agriculture
and forestry also enables the County to grow at a measured and deliberate pace, and to better plan for
seryices." - The Agricultural and Forestal Industries Support Committee, Report to the Board of Supervisors,
February, 1994.
Introduction
Albemarle County's agricultural lands and forests are among its most visible and treasured resources.
"Agricultural and forestry resources" is a defining element for the Rural Area in the Growth Management goal.
The Growth Management goal directs development into designated Development Areas, and conserves the
balance of the County for Rural Area resource protection. Protection of agricultural and forestry resources is given
highest priority in the Growth Management goal because agricultural and forestry uses are the desired primary
land use in the Rural Area.
Thissection describes the importance of Albemarle County's agricultural and forestry resources, and the reasons
for providing protection. It describes the extent of agricultural and forestry resources in the County, and the
significance of soils. It outlines the types of protection measures currently in place, both regulatory and voluntary.
This section also notes the relationship of agricultural and forestry resource protection to other policies of this
Comprehensive Plan: the Rural Area policy and the biodiversity goal. Chapter Four, the Rural Area, describes in
more detail the agricultural and forestry uses which depend upon the preservation of agricultural and forestry
resources. It also contains additional strategies for the protection of the Rural Area, including agricultural lands
and forests.
Benefits of Protecting Agricultural and Forestry Resources
Protecting agricultural lands and forests provides a resource base for agricultural and forestry land uses. In the
Rural Area, agricultural and forestry uses are the preferred land use, rather than residential uses. Agricultural and
forestry uses play a long-standing role in the economy, environment and heritage of the County. Agriculture and
forestry are major contributors to the economy through market sales, employment, and the generation of support
activities. Agricultural and forestry uses are further described in Chapter Four, The Rural Area.
In addition to providing a resource base for agricultural and forestry uses, protection of agricultural and forestry
resources provides related benefits. Agricultural lands and forests provide the rural character and scenic quality
which distinguish this County by conserving the natural and historic landscape and open space. Protecting
agricultural lands and forests provides quality of.life benefits for residents and visitors, and encourages tourism.
Agricultural lands and forests contribute to the natural environment. Forest watersheds are generally a good
source of high quality water due to low sediment yields. Undisturbed forest areas protect critical slopes, reduce
surface runoff, and protect air quality. Both agricultural and forestry areas provide wildlife habitat. Finally,
agricultural lands and forests provide a fiscal benefit to the County because they provide the basis for economic
activities related to agriculture, forestry and tourism, and yet consume so little in County services.
65
'Extent of Agricultural and Forestry Resources
The extent of agricultural and forestry resources in Albemarle County can be measured in several ways.
Approximately 443,000 acres, or 95% of the total County acreage of 465,040 acres is designated Rural Area
in the Comprehensive Plan.
In 1997, Albemarle County had 313,491 acres (67.4% of the total County acreage) enrolled in the Use Value
Assessment (Land Use Taxation) program. Approximately 308,432 acres (69.7% of the Rural Area acreage)
'were enrolled in the Rural Area. See Table --. The four categories of Use Value Assessment are agriculture,
horticulture, forestry, and open space. Table -- shows the acreage in each category by year. In 1997 there were
103, 803 acres enrolled in agriculture; 2,416 acres enrolled in horticulture; 207,138 acres enrolled in forestry;
and 134 acres enrolled in open space. Some, but not all, of the remaining acreage not enrolled in the program
may also be considered agricultural or forestry lands. This would include land held under conservation
easements (which automatically qualify for the same reduced tax rate as land use tax) and other unsubdivided
lands.
In September, 1998, Albemarle County had 57,550 acres (12.4% of the total County acreage) in 22 districts
'enrolled in the Agricultural and Forestal District program. See Map --. Most of this land is currently enrolled
in the Use Value Assessment program. Albemarle County currently has approximately 19,696 acres (4.2% of
the total County acreage) held under permanent conservation easements. These properties are probably not
enrolled in the Use Value Taxation program but are most likely very suitable for either agriculture or forestry
or both.
The U.S. Census of Agriculture is published every five years. It defines a farm as "any place from which $1,000
or more of agricultural products were sold, or normally would have been sold during the census year." Table --
shows the Number of Farms, Land (acreage) in Farms, Average Size of Farms and Percent of County in Farms
for the Census years 1974-1992. In the most recent year published, 1992, there were 188,567 acres in farms
(40% of the County acreage). This represents a decrease of 24, 831 acres since 1974, or 5% of the COUnty
acreage. The number of farms in 1992 was 757 farms, compared to a peak of 830 farms in 1982, and a lowpoint
of 722 farms in 1987. The size of farms in 1992 was 249 acres, compared to a peak of 285 acres in 1974. In
1992, Albemarle's farms were still 25% larger-than the state average.
The USDA Forest Service classified 278,205 acres or 59.8% of the total County acreage as timberland (capable
of producing twenty cubic feet of industrial wood per acre per year). This represents an increase of 2,576 acres
since 1986. Table --. Most of the timberland is of the oak-hickory group (69%), loblolly-shortleafpine (16%),
and oak-pine (14%). Table --.
Agricultural and Forestry Soils
Probably the most imortant indicator of agricultural and forestry resources is the soil type. Soils are classified
according to their suitability for most kinds of field crops. Capability classes are designated by Roman numerals
I through VIII, which indicate progressively greater limitations for cultivation. Only Classes I through III are
suitable for cultivation. However, Classes IV and VI are suitable for pasture and hay crops which are important
crops in Albemarle. Table --.
In order to encourage the preservation of important farmlands, Section 3.1-18.5 of the Code of Virginia places
the responsibility upon each locality to designate the important farmlands within its jurisdiction. The Code of
Virginia defines important farmland as land that has historically produced or is producing agricultural or forestal
products and is classified as Class I, II, III, Or IV; or consists of:
66
Prime farmlands - Lands that have the best combination of physical characteristics for the production of food,
feed, fiber, forage, oilseed, and other agricultural crops with minimum inputs of fuel, fertilizer, pesticides, labor,
and without intolerable soil erosion. Prime farmlands also include the above characteristics but are currently
being used to produce livestock or timber. They do not include land already in, or committed to, urban
development or water storage.
Unique farmlands - Lands other than prime farmlands that are used for production of specific high-value food
and fiber crops. They have the special combination of soil quality, location, growing season, and moisture
supply needed to economically produce sustained high quality or high yields of specific crops when treated and
managed according to acceptable farming methods. Examples of such crops include citrus, tree nuts, olives,
cranberries, fruits including grapes and apples, and vegetables.
Farmland - Lands other than prime or unique farmlands, that are of statewide or local importance for the
production of food, feed, fiber, forage, or oilseed crops.
Prime farmlands are identified in the Albemarle County Soil Survey. About 103,530 acres or 22 percent of the
soils in Albemarle are prime agricultural soils, as defined by the Department of Agriculture. This includes all
Class I and II soils not limited by wetness. In addition, the Natural Resource Conservation Service has defined
by soil type: prime farmlands (suitable for cultivated crops and alfalfa hay in Albemarle), unique farmlands
(suitable for orchards and vineyards in Albemarle) and locally important farmlands (suitable for alfalfa, mixed
hay and pasture in Albemarle). These are listed in the Open Space Plan.
All classes of soil are suitable for woodlands. The Natural Resource Conservation Service has defined by soil
type:
Hardwoods I (suitable for commercial production of Northern Red Oak, White Oak, Black Oak, Yellow Poplar,
and Ash),
Hardwoods II (suitable for commercial production of Chestnut Oak, Hickory, Scarlet Oak, and Southern red
Oak), and soils suitable for commercial production of Loblolly Pine and. Virginia Pine. These are listed in the
Open Space Plan.
Protection Measures
The most important protection measure in place to protect agricultural lands and forests is the Growth
Management goal, and the Rural Area designation in this Comprehensive Plan.
The Open Space Plan adopted in 1992 describes Important Farmlands and Forests as one of the four major open
space systems, along with Major Stream Valleys, Mountains, and Civic/Cultural Features. Farmlands are
identified on the Concept Map as large, contiguous, areas, currently open pasture, cropland, or orchards, which
are not in a subdivision. Forests are identified as large, contiguous areas, currently forested, which have the best
soils for hardwoods, and which are not in a subdivision. The Open Space Plan defines and lists farmland soils
in Albemarle which are prime, unique, and locally important. It defines and lists forest soils in Albemarle
according to their suitability for growing various hardwood or conifer species. The Open Space Plan also lists
specific characteristics to determine the importance of farmland and forest land on a specific site.
The RA, Rural Areas Zoning District implements the Rural Area designation through limitations on density
and land uses.
The Subdivision Ordinance is not usually included as a resource protection measure, however it should be
reviewed to insure that it supports rural protection policies. Otherwise, it may inadvertently facilitate and
encourage rural subdivisions which do not maximize protection of agricultural and forest lands.
67
All other protection measures for agricultural lands and forests are voluntary:
The Rural Preservation Development (RPD) option protects agricultural lands and forests by allowing
clustering of by-right lots with a large preservation tract secured with a permanent open space easement.
The Use Value Assessment (land use tax) program allows for real caste tax deferrals with reduced
assessments based on the actual use of the land for agriculture, forestry, horticulture, or open space. The
Program is intended to encourage the preservation' of rUral lands and to relieve development pressures that
might cause rural land conversion.
Agricultural and Forestal Districts provide the landowner with certain tax benefits and restrictions on state
agencies such as the Virginia Department of Highways, public utilities, and government action to protect
the agricultural and forestal use of the land. In exchange, the landowner agrees to limit development of
the property during the specified number of years (4-10 years) the district is in effect.
Conservation or open space easements for the purpose of protecting natural, scenic or open space values
are donated by the landowner to the Virginia Outdoors Foundation (VOF), the Albemarle County
Recreational Facilities Authority, or other federal, state or local government agency or authorized private.
charitable organization. Easements are individually negotiated agreements to limit development, but some
ability to subdivide may be retained. Easements held in perpetuity offer landowners substantial income
and estate tax savings at both federal and state levels. The American Farm and Ranch Protection Act
adopted in 1997 allows exclusions from estates of a percentage of value of land subject to a conservation
easement.
A Pumhase of Development Rights (PDR) program is similar in effect to conservation easements, but the
easement is purchased rather than donated. Financial incentives such as a PDR program are needed to
encourage rural landowners, especially those not in a position to make a gift of development rights, to
preserve their land as an alternative to sale for development. A PDR program is currently being developed
by a committee appointed by the Board of Supervisors in 1997. Because a PDR program is limited by the
availability of funds, it can provide only a limited, although effective, part of an overall resoume protection
program.
An ongoing public education program is necessary to acquaint the public, especially new residents, about
the importance of preserving Alb'emarle's agricultural lands and forests. Albemarle County currently
encourages agricultural and forestal districts and rural preservation developments in its planning efforts,
and provides brochures explaining these programs to the public. Albemarle County participates in the
annual Albemarle County Fair, and has supported and participated in two Albemarle County Farm Tours
co-sponsored by the Albemarle County Farm Bureau and the Piedmont Environmental Council. Such
events are invaluable in efforts to gain public support.
Strategy: Actively promote and support voluntary measures to protect agricultural and forestry resources.
See additional strategies under Easement Program and Public Lands, page ~ ,regarding conservation
easements, purchase of development rights (PDR) and transfer of development rights (TDR).
Strategy: Evaluate the existing agricultural and forestal districts program for effectiveness in helping to
preserve agricultural and forestry resources, and evaluate and pursue additional incentives to increase
membership in districts.
68
Strategy: Continue to support the use value assessment progran~
Strategy: Working with the Agricultural and forestal Districts Advisory Committee, develop and implement
an active public education program to support and promote preservation of agricultural and forestry
resources.
Relation to Other Comprehensive Plan Policies
The protection of agricultural and forestry resources complements the Rural Area policy but may potentially
conflict to some extent with the biodiversity goal. Any potential conflicts should be considered in making land
use decisions.
The Rural Area policy establishes that agricultural and forestry uses are the desired land uses in the Rural Area,
rather than residential uses. Residential development in the Rural Area often conflicts with agricultural or
forestry uses and has an adverse impact on the continuance of agriculture or forestry in an area. For this reason,
the Growth Management goal assigns highest priority to the protection of agricultural and forestry resources
in the Rural Area. However, the Growth Management goal also affirms that purpose of the Rural Area is
resource protection in general, for many types of resources. Maintenance of agricultural and forestry resources
also provides an opportunity to conserve and efficiently use other resources such as: water resources (with use
of proper conservation techniques); natural, scenic, and historic resources (with the maintenance of pasture and
other agricultural land, and forested areas); and fiscal resources (by limiting development and lessening the need
to provide public services to wide areas of the County).
Protection of agricultural lands and forests promotes the goal ofbiodiversity by providing habitat for plant and
animal species, but the cropping of agricultural and forestry products may conflict with that goal. It is important
to recognize that both types of resources are important to the County's environment, and that both need. to be
considered and provided for. The completion of a Biological Resources Inventory will provide more
information about biological resources so that they can be adequately protected in the future.
69
Acreage in Land Use Acreage not in Land Use Total
Development Areas 5,059 17,237 22,296
Rural Areas 308,432 . 134,312 442,744
Total 313,491 151,549 465,040
Notes: Total County land area is based on a total area of 726.625 square miles x 640
Acres per square mile - 465,040 acres. Approximately 14,000 acres of rural area,
Not in land use, is owned by the Federal government as a national park.
Source: County of Albemarle, Development Activity Report (1997)
7O
Land Use Type Percentage of
Year Open Total Total County
Agriculture Horticulture Forestry Space Acreage
1981 121,060 1,462 .222,073 0 344,595 74.1%
1982 121,917 1,868 227,9i5 0 351,700 75.6%
1984 . 108,519 1,919 207,243 9 317,690 68.3%
1985 109,051 1,931 209,312 9 320,303 68.9%
1986 107,832 1,921 208,259 8 318,020 68.4%
1987 110,036 1,952. 210,653 8 322,649 69.4%
1988 109,283 1,985 211,489 8 322,765 69.4*/,
1989 110,236 2,195 216,036 8 328,475 70.6%
1990 109,541 2,306 215,221 6 327,074 70.3%
1991 109,440 2,506 216,389 6 328,341 70.6%
1992 109,932 2,521 218,936 6 331,395 71.3%
1993 110,736 2,447 219,593 6 332,782 71.6%
1994 101,819 2,392 200,950 63 305,224 65.6%
1995 106,571 2,393 211,753 87 320,804 69.0%
1996 105,484 2,412 213,165 134 321,195 69.1%
1997 103,803 2,416 207,138 134 313,491 67.4%
Note: Totals for 1983 are not available. Estimated total acreage of Albemarle County is 465,040 as
calculated March, 1998. Previous years were ~ecalculated to reflect this change.
Source: County of Albemarle, Development Activity Report (1997)
71
'(CURRENT AGRICULTURAL/FORESTAL DISTRICTS MAP)
72
ALBEMARLE COUNTY AGRZCULTURAL/FORESTAL DISTRZCTS
NAME CURRENT ACREAGE REVIEW REVIEW DATE
PERIOD
1. Totier Creek 7,874.66 10 Years 06-29-2001
2. Hatton 788.54 10 Years 06-29-2001
3. Eastham 900.58 10Years 10-13-2003
4. Blue Run 3,695.10 8 Years 16-18-2002
5. Keswick 6,592.58 10Years 09-03-2004
6. Kinloch 2,077.12 l0 Years 09-03-2004
7. Moorman'sRiver 10,621.66 10Years 12-17-2004
8. Hardware River 3,868.00 l0 Years 11-12-2007
9. Jacob's Run 1,017.26 6 Years 03-02-2000
10. Carter's Bridge 9,004.16 l0 Years 04-20-2008
Il. Lanark 5,633.52 10Years 04-20-2008
12. Panorama 265.49 l0 Years 04-20-2008
13. FreeUnion 1,379.27 10Years 09-21-2008
14. IvyCreek 494.86 7Years 02-14-2003
15. Buck Mountain 660.24 10 Years 01-04-1999
16. Yellow Mountain 699.97 l0 Years 03-08-1999
17. Chalk Mountain 1,272.47 10 Years 09-06-1999
18. Sugar Hollow 4,859.80 10Years 09-06-1999
19. Batesville 906.51 l0 Years 05-02-2000
20. HighMowing 622.44 l0 Years 01-16-2001
21. Pasture Fence Mountain 1,323.92 10 Years 11-17-2003
22. North Fork Moorman's River 270.48 l0 Years 11-17-2003
TOTAL 57,550.35
¸73
1974 1978 1982 1987 1992
Number of farms* 750 751 830 722 757
Land in farms (acres) 213,398 208,476 201,465 186,486 188,567
Average*size of farm (acres) 285 278 243 242 249
Index (State - 100) 155 147 134 125 126
Percent of County in farms 45% 44% 43°/, 39°/° 40%
Value of Land and Buildings
Average per farm in dollars 203,384 299,469 406,434 465,127 728,990
Index (State - 100) 199 174 198 200 227 -
Average per acre in dollars 715 1,066 1,458 1,939 2,813
Index (State - 100) 128 118 130 162 172
Agricultural Products Sold in dollars
Crops 2;982,000 3,141,000 4,719,000 4,837,000 5,431,000
(Adjusted Dollars)u* 6,048,682 4,817,485 4,890,155 4,257,923 3,870,991
Livestock, poultry, and their products 7,394,000 15,032,000 17,173,000 14,235,000 16,411,000
(Adjusted Dollars) 14,997,972 23,055,215 17,795,855 12,530,810 11,697,078
Total products sold (adjusted dollars) 10,376,000 18,173,000 21,892,000 19,072,000 21,841,000
(Adjusted Dollars) 21,046,653 27,872,699 22,686,010 16,788,732 15,567,356
Average sold per farm 15,672 24,231 26,376 24,704 28,852
Index (State - 10.0) 86 96 85 70- 59
z A farm is defined by the Census Bureau as "any place from which $1,000 or more of agricultural
products were sold, or normally would have been sold during the census year.'
~ Reference base for consumer price index is 1982-1984 - 100.
Source: Bureau of the Census, Census of Agriculture (1978, 1982, 1992)
74
ALBEMARLE COUNTY AGI CULTURAL! FORESTAL D!STR1' S
NAME CURRENT ACREAGE REVIEW REVIEW DATE
PERIOD
1. Totier Creek 7,874.66 10 Years 06-29-2001
2. Hatton 788.54 10 Years 06-29-2001
3. Eastham 900.58 10 Years 10-13-2003
4. BlueRun 3,695.10 8 Years 16-18-2002
5. Keswick 6,592.58 10 Years 09-03-2004
6~ Kinloch 2,077.12 10 Years 09-03-2004
7. Moorman'sRiver 10,621.66 10Years 12-17-2004
8. Hardware River 3,868.00 10 Years 11-12-2007
9. Jacob's Run 1,017.26 6 Years 03-02,2000
10. Carter's Bridge 9,004.16 10 Years 04-20-2008
Il. Lanark 5,633.52 10Years 04-20-2008
12. Panorama 265.49 10 Years 04-20-2008
13. Free Union 1,379.27 10 Years 09-21-2008
14. IvyCreek 494.86 7Years 02-14-2003
15. Buck Mountain 660.24 10Years 01-04-1999
16. Yellow Mountain 699.97 10 Years 03-08-1999
17. Chalk Mountain 1,272.47 10 Years 09-06-1999
18. Sugar Hollow 4,859.80 10Years 09-06-1999
19. Batesville 906.51 10 Years 05-02-2000
20. High Mowing 622.44 10 Years 01-16-2001
21. Pasture Fence Mountain 1,323.92 10 Years 11-17-2003
22. North Fork Moorman's River 270.48 10 Years 11-17-2003
TOTAL 57,550.35
73
~ All Coun~ - Forest Land Nonforest
' ~ ~nd ........ Rese~ed Land
~loca. .~moerlana Timberland,
986 ~ 473,600 290,860 275,629 15,231 : 182,740
992 ~ 473,600 293,436 278,205 15,231 180,164
75
Owner 1976 1986 1992
All Ownerships 291,386 275,629 278,170
State ~ 763 853 849
County 3,052 2,888 2,152
Forest IndUstry 22,472 22,363 10,127
Farmer 126,787 74,857 83,299
Misc. Private Corporation 23,052 42,776 49,222
Misc. Private Individual
115,260 131,892 . 132,521
All Stands
291,386 275,629 278,205
Sawtimber Stands 134,062 149,888 171,264
Pole Timber Stands 81,064 89,769 74,496
Sapling-See~tling 68,57'6
32,407 32,445
Non-Stocked Stands 7,684 3,565 __
All Type Groups 291,386 272,064 278,205
White Pine/Hemlock 3,842 3,565 __
Loblolly/Shortleaf Pine 68,576 54,118 44,238
Oak/Pine :~3,052 54,118 37,864
Oak/Hickory 195,916 182,298 192,316
Oak/G um/Cypress ~
q 3,787
Sources: Forest Resource Data, Virginia Department of Forestry; Forest Statistics
for the Northern Piedmont of Virginia. US Department of Agriculture, Forest Service,
Southern Experimental Station; Forest Inventory Analysis, US Department of
Agriculture, Forest Service
76
1976 1986 1992
291,386 275,629 278,170
· 763 853 849
Owner
All Ownerships
State
County 3,052
Forest IndUstry 22,472
Farmer 126,787
Misc. Private Corporation 23,052
2,888 2,152
22,363 10,127
74,857 83,299
42,776 49,222
Misc. Private Individual
115,260 131,892 . 132,521
All Stands 291,386 275,629 278,205
Sawtimber Stands 134,062 149,888 171,264
Pole Timber Stands 81,064 89,769 74,496
Sapling-See~tling 68,576 32,407 32,445
Non-Stocked Stands
All Type Groups
White Pine/Hemlock
Loblolly/Shortleaf Pine
7,684
291,386
3,565
272,064
3,842 3,565
68,576 54,118 44,238
278,205__
I Oak/Pine ~3,052 I 54,118 I 37,864
Oak/Hickory 195,916 I 182,298 I 192,316
Oak/Gum/Cypress I -- [ 3,787
Sources: Forest Resource Data, Virginia Department of Forestry; Forest Statistics
for the Northern Piedmont of Virginia, US Department of Agriculture, Forest Service,
Southern Experimental Station; Forest Inventory Analysis, US Department of
Agriculture, Forest Service
76
TABLE 34
SOIL CAPABILITY CLASSES
ALBEMARLE COUNTY
I ! % of Total
Acreage County Acreage
Well suited to cultivation, Class I 350 . 0.07%
pasture and hay crops Class II 107,870 22.76%
Moderately well suited to Class I!1 69,860 14.74%
cultivation; well suited to
pastur& and'hay croPs'
Poorly suited to cultivation Class IV 67,460 14.23%
moderately well duited to Class V
pasture and hay crops
Unsuitable for cultivation; Cla.~ VI 89,500 18.88%
moderately well suited to
pasture; may be moderately
well suited or unsuitable for
hay crops
Unsuitable for cultivation Class VII 133,980 28.27%
and hay crops; poorly suited Class VIII
for pasture
Pits 250 0.05%
Udorents (cut & fill) 1,550 0.33%
Urban Land 660 0.14%
Water 2,520 0.53%
TOTAL 474,000 100.00%
77
Critical Slopes
Critical slopes are included under natural resources because they require protection in order to maintain the
existing balance between slope, soils, geology, and vegetation. Critical slopes are defined as areas with a slope
of 25 percent or greater. Clearing, grading, building, cropping, and overgrazing of these lands can result in
extensive erosion and landslides or sloughing of soil and lock; excessive stormwater runoff, increased siltation
and sedimentation; loss of aesthetic resource; and, in the event of septic system failure, a greater travel distance
of septic effluent.
About 22 percent of the County acreage consists of critical slopes, as listed in the Soil Survey. About 20 percent
of the County acreage is in slopes of 15-25 percent. Critical slopes are located throUghout the County, but
especially in mountainous areas adjacent to the Shenandoah National Park, on both sides of Route 29 South, and
east of Route 20 from Carter's Bridge to the Orange County line.
Regulations to protect critical slopes by directing building and se. ptic system locations to more suitable terrain are
· included in the Zoning Ordinance.
CRTI'[CAL SLOPES STANDARDS
The following GENERAL STANDARDS should be used in areas of critical slope:
A. Avoid use of septic systems on slopes of 20 percent or greater.
B. Avoid road construction on slopes of 15 percent or more. Roads should follow the natural topography
in a manner to minimize grading, cutting, and filling.
C. In areas of 15 percent or more slope, maintain natural drainage channels in their natural state and/or
stabilize such channels to protect the natural drainage systems from impact of development activity.
D. Design public utility corridors to fit the topography. "Straight line" and "up and over" alignment in areas
sensitive to such routing should not be permitted.
E. Adapt development to the topography and natural setting of the County rather than modifying the
topography and natural setting to accbmmodate development. Excessive grading, cutting, and filling should be
discouraged while imaginative and sensitive design should be encouraged.
F. In farming and forestry, practice those activities appropriate to the soils and topography of the land.
Generally, the soils of the County are not conducive to intensive agricultural and forestal uses when slopes exceed
15 percent.
G. As land slope increases, the rate of stormwater runoff increases. Discourage applications of fertilizers,
pesticides, herbicides and other chemicals in areas of steeP slope where they may be ineffective and can increase
probabilities of surface and groundwater pollution.
78
Mountains [This Section Adopted by the Board of Supervisors August 5, 1998]
GOAL: Recognize the value of Albemarle's mountains, including protecting water quality and drinking
water reservoir capacity, soil conservation, forest resources, plant and animal habitat, scenic values, tourism,
and the economic impact of these resources.
]:ntroduction
Albemarle's mountains have been and continue to be a source of income, natural resources, scenic beauty, and
recreation. Mountains may be said to define much of the character of Albemarle County. Directly and indirectly,
the County's mountainous areas provide economic benefits to the local community in employment, tourism, and
agricultural and forest products. Beyond the economic benefits, the mountains provide important natural functions,
such as provision of clean water, contributions to healthy air, and habitats for many of the County's plant and
animal species. And, to many residents, the blue backdrop of the mountains gives Albemarle County in large
measure its "sense of place," that quality which makes this area a special place to its residents and visitors and one
which is consistently ranked among the top places to live in the United States.
Mountains are a source of concern when inappropriate development creates unwanted impacts to environmental
and aesthetic resources and public safety. Environmental concerns include soil erosion, surface water runoff,
septic system contamination, fragmentation of forests, and destruction of habitat. Aesthetic concerns center on
disruption of the relatively pristine wooded character which provides a sense of continuity, natural beauty, and
wilderness, and the resultant impact on tourism. Public safety concerns include difficult access for emergency
vehicles, and the potential for debris flows.
OBJECTIVE: Pursue additional protection measures to protect mountain resources and to promote public
safety in these areas of exceptional critical slopes and higher elevations.
Strategy: Develop a mountain protection district to protect and promo, te mountain resources and to protect
public safety in mountain areas.
Strategy: Develop an educational brochure with recommended design standards for mountain areas to
encourage sensitive site design which is considerate of safety, environmental and aesthetic concerns.
Strategy: Encourage voluntary measures which protect mountain resources, such as conservation easements,
agricultural and forestal districts, and use value taxation.
Strategy: Encourage the use of the Rural PreservaJion Development (RPD) option to protect mountain
resources.
Strategy: Utilize an acquisition program, such as purchase of development rights (PDR), to protect mountains.
Strategy: I~hen enabling legislation allows, evaluate a density transfer or transfer of development rights(TDR)
program to protect mountains.
Strategy: Develop County planning tools and educational materials that address hazard avoidance with
regard to areas that are prone to debris flows. In conjunction with appropriate resource agencies, develop
a debris flow hazard map for Albemarle County.
79
Albemarle's Mountain Resources
Albemarle's mountains are unique areas of the County which are distinguished by the natural resources and
physical conditions listed below. Such resources and conditions are found in other areas of the County, but only
in the mountains do they occur in such combination, as extensively, and to such extremes.
CRITICAL SLOPES: Mountain areas are unique and distinct from the lower elevations of the County that also
may contain critical slopes because mountains, by their nature, are a system of slopes that extend for greater
distances than critical slopes at lower elevations and which may be considerably steeper. In Albemarle's
mountains continuous critical slopes in excess of 50% can be found for distances of up to one mile, and in some
cases, longer. Concerns regarding disturbance of steep land become pronounced in mountain areas due to
generally shallow soils and length of grade on side slopes. Soil erosion, surface water runoff, and septic system
contamination are amplified in these areas.
SOIL: Forest cover is the optimum land use for minimizing soil erosion and maximizing water quality. Soils
on steep slopes are typically more erodible than in other areas. Inaccessibility and isolated location of
development sites in mountain areas necessitate longer driveways and access roads over more highly erodible
soils than in other areas of the County. Such driveways and access roads may disturb many times more land area
than a dwelling itself. Improper attention to soils may result in accelerated soil erosion and sedimentation, ground
or surface water pollution, landslides, flooding, drainage problems; failed septic systems, construction problems;
and unproductive agricultural and forestal lands.
WATER QUALITY AND QUAN'ITi'Y: Sedimentation of Albemarle's public drinking water reservoirs in
addition to increased demand may necessitate the building of an additional raw water source prior to 2015 to meet
the average daily demands of the Urban Service Area. The South Rivanna Reservoir loses 13 million gallons of
storage capacity annually as a result of sedimentation. The Ragged Mountain Reservoir, by contrast, loses no
appreciable capacity. Protection of water resources is of vital importance to Albemarle County and Virginia in
general. Albemarle's location adjacent to the Blue Ridge Mountains provides both the advantage of clean
headwaters, and a responsibility to protect them. (See Water Resources, page -)
FOREST AND AGRICULTURAL RESOURCES: The mountains of the County are almost entirely in forest
cover, with the remaining acreage in orchards and pasture. A viable forest industry is an essential economic
incentive to maintenance of forest land. The principal threat to the County's mountain forests and farms has now
become fragmentation and conversion to residential land use. The County's Agricultural and Forestal Industries
Support Committee report states, "Continued forest fragmentation is probably the biggest threat to the future
viability of the forest industry in Albemarle County...As parcel size declines, operability for timber harvesting
decreases. Forest sizes below 40 acres are difficult to manage economically. The proximity of houses and other
structures escalates the problem."
The Growth Management Goal of Albemarle County places highest priority on the protection of agricultural and
forestry resources in the Rural Area. The Mountain areas are zoned almost exclusively Rural Areas.
The Rabun-Myersville-Catoctin soil association on the Southwest-Carters Mountain chain is among the most
productive hardwood forest soils in the Commonwealth.
DEBRIS FLOWS: Some types of landslides take place very gradually, and while they can cause property
damage, the landslide can be tracked and mitigation planned. Others types of landslides move very rapidly and
have to potential to inflict massive damage to natural landscapes and human settlements. Debris flows (also called
mudslides, mudflows, or debris avalanches) are fast-moving landslides that occur during periods of intense
8O
rainfall.
The U.S. Geological Survey (USGS) describes debris flows as follows:
Fast moving flows of mud and rock, called debris flows, are among the most destructive types of landslides and
are responsible for substantial damage and loss of life worldwide...Their consistency ranges from watery mud
to stiff, rocky mud similar to wet concrete and dense enough to carry boulders, trees and cars .... Debris flows
are triggered predominantly by adding moisture to soil on steep slopes faster than the moisture can drain away
leading to a temporary condition of perched water in the soil .... They commonly start on steep hillsides as
shallow soil slides that liquefy, accelerate to speeds of 35 miles per hour or more, and flow down hill slopes and
channels until slowing on more gentle ground.
The following debris flow events have occurred in 'recent times in our particular region of the Appalachian
Mountain chain:
· In 1969, during Hurricane Camille, Nelson County (and a small part of Southern Albemarle) experienced debris
flows that caused 150 deaths and $100 million in property damage.
· In November, 1985, widespread debris flows in Virginia and West Virginia in the Potomac and Cheat River
basins led to 70 deaths and $1.3 billion in property damage.
· In June, 1995, a storm cell in Madison County caused by 30 inches of rain during a 16 hour period resulted in
debris flows that caused one fatality and $100 million in property damage.
During the same period as the Madison County events, at least 100 debris flows occurred along the North
Fork Moorman's River in Albemarle County and Shenandoah National Park. It is estimated that at least 11.5
inches of rain fell during a two-hour period. Were it not for the Sugar Hollow Reservoir, which acted as a
trap for the debris flow flood surge from the North Fork Moorman's, eight or more downstream residences
would almost certainly have been destroyed.
In addition, scientists have documented 51 historical debris flow events between 1844 and 1985 in the
Appalachians. Studies of debris flow sites have revealed old, prehistoric debris flows beneath deposits of
modem debris flows, meaning that, in geologic time, debris flows are recurring events in the Appalachian
region. While a debris flow may not return to the exact same geographic area (e.g., the North Fork Moorman's)
for thousands of years, it is known that conditions promoting debris flows occur somewhere in the Appalachian
region every two to three years, and, accordingly, somewhere along Virginia's Blue Ridge front approximately
once every decade.
Compared to other areas of the country, Central Virginia is not known as a region that is particularly vulnerable
to natural hazards (e.g., earthquakes, volcanoes, etc.). However, floods and debris flows are certainly natural
hazards that are known to occur in Central Virginia, and for which the population should be prepared.
With regard to typical flooding, the County maintains a flood plain program in accordance with the National
Flood Insurance Program., and regulates activities with in flood plains through the zoning ordinance. Debris
flows, however, are not associated with a typical flood event, and until the events of June, 1995 (and Hurricane
Camille for some) brought these realities to our door step, the community has remained largely unaware of this
natural hazard.
It is important for the County and the residents of mountain-side communities to realize that there are measures
81
that can be taken to avoid debris flow hazards and to be prepared. The U.S. Geological Survey recommends
the following general measures:
1. Become familiar with the land around you. Learn whether debris flows have occurred in your area by
contacting local officials, State geological surveys or departments of natural resources, and university
departments of geology. Slopes where debris flows have occurred in the past are likely to experience them
in the future.
2. Support your local government in efforts to develop and enforce land-use and building ordinances that
- regulate construction in areas susceptible to landslides 'and debris flows. Buildings should be located away
from steep slopes, streams and rivers, intehnittent-stream channels, and the mouths of mountain channels.
Watch the patterns of storm-water drainage on slopes near your home, and note especially the places where
runoff water converges, increasing flow over soil-covered slopes. Watch the hillsides around your home for
any signs of land movement, such as small landslide~ or debris flows or progressively tilting trees.
4. Contact your local authorities to learn about the emergency response and evacuation plans for your area, and
develop your own emergency plans for your family and business.
In accordance with these recommendations, the County should enhance its planning and informational resources
to direct and advise that development avoid debris flow-prone areas. In this regard, recent USGS studies have
identified the following predictive criteria for potential future debris flows:
· Storms with very intensive rainfall -- the 1995 storms had periods with rainfall intensities of 5 inches per hour
that were sustained for 2 hours or more.
· Areas underlain by prehistoric debris flow deposits.
· Areas underlain by slopes greater than 26 degrees (approximately 47 percent slope).
· Natural drainage channels and streams that originate on slopes greater than 26 degrees and delineated with a
buffer 10 feet in elevation above the channel.
The USGS has used these and other critieria to produce a hazard map for part of Madison County based on
studies of the 1995 debris flows. Albemarle County should work with the appropriate agencies to produce a
similar map for the County's mountain areas.
The information in this section was derived from the following reports:
Debris-Flow Hazards in Areas Affected by the June 27, 1995, Storm in Madison County, Virginia, Morgan,
B.A., Wieczorek, R.H., Campbell, and Gori, P.L., USGS Open-File Report 97-438, 1997.
Debris Flows and Landslides Resulting From The June 27, 1995, Storm on the North Fork of the Moormons
River, Shenandoah National Park, Virginia, Morgan, B.A. and Wieczorek, G.F., USGS Open-File Report 96-
503, August, 1996.
Debris-Flow Hazards in the Blue Ridge of Virginia, U.S. Geological Survey Fact Sheet- 159-96, 1996.
Landslide and Debris-Flow Hazards Caused by the June 27, 1995, Storm in Madison County, Virginia,
Wieczorek, G.F., Gori, P.L., Campbell, R.H., and Morgan, B.A., USGS Open-File Report 95-822, October,
1995.
82
PLANT AND ANIMAL HABITAT: Losses of native biological diversity (plant and animal species diversity,
genetic diversity and ecosystem diversity) are a significant concern. Those declines are caused by several factors,
most importantly, fragmentation of habitat - the dividing of large areas into smaller parcels, and the resulting
disruption of forest cover. (See Biodiversity, page -, and Forest Fragmentation, page -).
SCENIC RESOURCES AND THEIR ECONOMIC IMPACT: Albemarle County is well known for its scenic
character. Maintaining this character is important to current residents and to prospective residents and tourists.
A number of highly visible structures constructed recently have occasioned public concern about the continued
scenic quality of the mountain landscape. Public expression of concern suggests that the scenic quality of the
mountains is important to County residents. An issue that is of importance to visual impact is the horizon. In a
county with as much varied topography as Albemarle, the natural horizon becomes very prominent. Any serious
modification of the natural ridge lines in the County will modify the visual character of an entire area. (See Scenic
Resources, page -).
DARK SKY: Excessive outdoor lighting in the urban and developed areas of the County is increasing. The
natural resource of dark night sky and its importance to the University's Observatories has been insufficiently
considered in planning processes in the County. Energy wasted nationally from poorly designed outdoor
lighting amounts to more than a billion dollars a year (International Dark Sky Association, 1990)~ Poorly
designed outdoor lighting creates glare, which compromises safety especially for drivers, degrades the quality
of the entrance corridors leading to the City, and degrades the quality of the built environment. (See The Dark
Sky, page -).
TOURISM: Tourism and associated economic benefits related to the mountains continue to grow in the
County. Travel sales in 1994 accounted for 17% of total sales or $109,139,211 in the County. Each year
approximately 1,985,000 people visit Shenandoah National Park. Direct economic benefit to counties adjoining
the Park is approximately 85 million dollars per year. In 1990 there were 550,183 visitors to Monticello, which
translates into over 159 million dollars in revenue to the County.
History of Mountain Protection
Mountain resource protection efforts began in 1971 with the adoption of the County's first Comprehensive Plan,
which delineated the mountains as "conservation areas." The 1977 Comprehensive Plan contained a map of
conservation areas which included hilltops, major ridge lines, and slopes over 15%. Hillside development
standards were proposed on slopes exceeding 15%, which included road construction, grading and drainage
standards.
In 1980 a new zoning ordinance was adopted, which included the Rural Areas zoning district to restrict rural
development rights, and the critical slopes provisions. All the.mountains except two small peaks in the Urban
Development Area are currently zoned Rural Areas. The critical slopes provisions require a "building site,"
a contiguous area of land in slopes of less than 25%. The regulation is intended to implement the
Comprehensive Plan by protecting and conserving steep hillsides together with public drinking water supplies
and flood plain areas and in recognition of increased potential for soil erosion, sedimentation, water pollution
and septic disposal problems associated with the development of those areas described in the Comprehensive
Plan as critical slopes. The '1980 critical slopes provisions did not address driveway construction.
The 1982 Comprehensive Plan included environmental standards to protect and conserve natural resources. The
Plan states: "Clearing, grading, building, cropping or overgrazing of critical slopes can result in extensive
erosion and landslides or sloughing of soil and rock; excessive storm water runoff; increased siltation and
sedimentation of natural and man-made bodies of water; loss of aesthetic resource and in the event of septic
83
'system failure, a greater travel distance of septic effluent."
The 1989 Comprehensive Plan states that, "Natural, scenic, and historic resources are essential to Albemarle
County's rural character, economic vitality and quality of life." The Plan notes the strong relationship between
these environmental resources, water supply protection, and agricultural/forestry preservation, which are the
major reasons for protecting the Rural Area. The Plan also notes the interdependency of environmental
· resources, "For example, the maintenance of forested areas protects surface water quality, wildlife habitat,
critical slopes, groundwater recharge areas, and air quality." The 1989 Plan also discusses design standards for
scenic resources. "In a county with as much varied topography as Albemarle, the natural horizon becomes very
prominent. Any serious modification of the natural ridge lines in the County will modify the visual character
of an entire area." The Plan recommended adoption of an Open Space and Critical Resources Plan, to identify
and to develop protection measures for significant natural and scenic resources, including critical slopes,
important wildlife habitat, wooded areas of environmental importance, and hilltops and ridges.
The Open Space Plan, adopted July 15, 1992 as an amendment to the Comprehensive Plan, identifies Mountains
.as one of four major open space systems which are the most important open space lands to protect. It lists
resources associated with mountains: critical slopes, scenic views, wildlife habitat, extensive forests, unique soils
for orchards, natural areas (including geologic features, and habitats for rare and endangered plants and animals),
and headwaters. The Open Space Plan defines mountains by a designated elevation contour line, based generally
on location of critical slopes and areas of visual impact. The Open Space Plan includes the following strategy
which was also added to the Comprehensive Plan action agenda: "Develop a mountain protection district to
protect the scenic and aesthetic values associated with mountains, and to further protect their environmental
characteristics."
The Open Space Plan states: "Visual concerns related to mountains center on disruption of the relatively pristine
wooded character which provides a sense of continuity, natural beauty, and wilderness. Extensive critical slopes,
combined with high elevations, result in a prominent display of changes to the mountain landscape. Activities
which alter the continuity of the ridgeline or~esult in excessiVe tree removal should be discouraged.
Environmental concerns include (1) the loss to development of a unique and beneficial natural environment and
(2) disruption of the natural balance of soils, slope and vegetation. While detailed studies have not been
undertaken at this time, it is anticipated that due to the location of generally unspoiled and extensive forests,
together with a relatively small human and domestic animal population, mountains may be areas of comparative
significance as "natural areas" and "wildlife habitats." Mountains also provide areas of unique soils suitable for
orchards and vineyards between elevations of 800 - 1800 feet. Environmental benefits of undisturbed forests
often associated with mountains include increased groundwater recharge, surface water quality, and climate
modulation. In addition, concerns regarding disturbance of steep land become pronounced in mountainous
regions due to generally shallow soils and length of grade on side slopes. Issues related to soil erosion, surface
water runoff, and septic system contamination are amplified in these areas."
Mountain Protection Plan
The Mountain Protection Committee consisting of 12 citizens appointed by the Board of Supervisors met from
June, 1995 through July, 1996. They prepared a report, the Proposed Mountain Protection Plan (Appendix)
dated August 1, 1996, which was presented to the Board of Supervisors September 4, 1996. The plan
contained three major recommendations:
(1) Delineation of a Mountain Overlay District describing the area containing the critical resources of the
mountains, and recommendations which ensure health and safety of the mountain area's residents and which
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control possible degradation of County's resources from activities within the District.
The intent of an ordinance would be to protect resources characteristic of or dependent on the mountainous
regions of the County: public safety, water quality, public drinking water reservoir capacity, soil conservation,
forest resources, plant and animal habitat, scenic values associated with the mountains and their economic
impact, and tourism.
Specific recommendations for a Mountain Overlay District addressed soil erosion plans, driveway
requirements, protection of ridge areas, and building and subdivision requirements to use building sites located
outside the mountain district if they are available.
(2) Recommendation of County-wide application: Lighting Ordinance to require shielding of all new exterior
lighting fixtures. The Committee also recommended a future study to determine maximum foot candles for
categories of uses, and recommended that the Board of Supervisors ask power companies to cease promoting
unshielded and inefficient lighting. (See The Dark Sky, page-)
(3) Additional Planning Tools: Though the Mountain Protection Committee's task was to develop.
recommendations for the protection of the mountains of the County, the Committee noted that planning for the
protection of discrete areas or resources, such as the mountains, the urban areas, or the watershed must be
integrated with a more systematic approach which provides for the protection of resource systems, such as
drinking water, economic viability of urban areas, or transportation networks. The mountainous areas of
Albemarle County are not only prominent physical features possessing critical natural resources, but they are
also important parts of many human and natural systems in the County and region. Like other County human,
cultural and natural resources, they therefore require consideration as components of larger planning issues.
Some of the County's land use regulations developed with a compartmentalized approach to land planning may
have unintended consequences for protection of its natural resources and other comprehensive planning goals
of the County. Rural residential parcels (5-20 ac.) too small to farm o.r timber or serve as habitat, increase
sprawl, put unintended pressure on mountain and agricultural lands. Areas of the County possessing critical
resources may require different types of land use restrictions to protect the resource. Segregated land uses may
unintentionally increase housing costs, and increase pressure on transportation systems and on agricultural lands
in the path of proposed new roads. Discussion of natural resource protection may not be broad enough in scope
to suggest effective or equitable solutions. The Committee recommended several planning tools to achieve a
more systematic approach to resource protection for Albemarle County.
MOUNTAIN DESIGN STANDARDS
The following GENERAL STANDARDS should be applied to protect Mountain resources:
· Minimize clearing. Consider the impact of your clearing on others' vistas of the unspoiled natural terrain.
Locate driveways to minimize grading, length, and impact on critical slopes and trees. Driveways
should disturb no more than 65 feet in cross section.
Consider "peek holes" in the vegetation and winter views rather than clearing for year-round views.
Maintain the natural tree canopy.
Replant the forest edge with local indigenous species to discourage growth of undesirable edge vegetation
(poison ivy, greenbriars).
· Locate the house and structures to make them unobtrusive in the landscape.
Do not build structures taller than the natural tree canopy.
85
Do not locate the house and structures where they will be "skylighted" against the horizon.
Do not alter the continuity of the ridgeline.
· Locate the house and structures to make them safe.
Do not build in swales or other areas where a debris flow may occur.
Minimize disturbances to critical slopes.
Locate the septic system downslope of the dwelling to make use of the clearing as a fire buffer area.
· Design private driveways to permit fire and rescue ~mergency vehicle access:
Longitudinal gradient should not exceed 16%.
Minimum allowable radius for horizontal curvature should be 40 feet.
Avoid north slopes where snow and ice may accumulate.
· Design the house and structures to blend in with the terrain surrounding the building site.
Choose non-reflective colors and materials.
Choose earth tone colors rather than stark white.
Choose underground rather than overhead electrical service.
Choose local indigenous landscape materials.
Consider an alternative to growing a lawn.
· Consider your impact on plant and animal habitat. Maintain the natural landscape in large contiguous areas,
Clearing for a dwelling creates edge habitat. Be prepared to coexist with deer and other wildlife.
· Locate and shield exterior lighting to minimize its obtrusiveness on neighbors and the natural environment.
Use full cutoff fixtures which are aimed downward.
Use lighting which is adequate but notexcessive for the proposed use.
86
MOUNTAIN CONTOUR LIST
The following named mountains and other unnamed mountains are included on the Concept Map (USGS quad
sheet locations are noted if names are duplicated). They are defined by a designated elevation contour line,
based generally on location of critical slopes and areas of visual impact.
700 Foot Contour
StillhOuse Mountain
Lewis Mountain
Mt. Jefferson
SouthWest Mountains
Trevillian
Wolfpit
Long
Sugarloaf
Lonesome
Broadhead
Hightop (Keswick Quad)
Walnut
Dowell
Peters
Goodlow
Carters Mountain
Monticello
Patterson
Round Top (Alberene Quad)
800 Foot Contour
Piney Mountain (Earlysville Quad)
Dudley Mountain Britts
Piney (Alberene Quad)
Ragged Mountains
Round Top (Charlottesville West Quad)
Bear Den (Charlottesville West
Quad)
Newcomb
Woodson
Gibson (Alberene Quad)
Gillums Mountain
Turner 'Mountain
900 Foot Contour
Buck Mountain
Taylor's Mountain
Martin's Mountain (Crozet Quad)
Sprouse Mountain
Israel Mountain
Tom Mountain
Gay Mountain
Ammonett Mountain
Cook Mountain
Persimmon Mountain
Fan Mountain
Mount Oliver
Appleberry Mountain
Shiloh Mountain
Brush Mountain
Yellow Mountain
Harris Mountain
Green Mountain (Free Union Quad)
Cherry Mountain
1000 Foot Contour
Boaz Mountains
Walnut Top Mountain
Heard Mountain
Mill Mountain
Chalk Mountain
Castle Rock Mountain
Moses Mountain
Massies Mountain
Long Arm Mountain
High Top (Covesville Quad)
Burnt Mountain
Sharp Top
Ennis Mountain
Round Top Mountain (Waynesboro
Quad)
Turks Mountain
Lick Mountain
Currant
Pigeon Top Mountain
1200 Foot Contour
Blue Ridge Mountains
Scott
Bear Den (Waynesboro East Quad)
Calf
Bucks Elbow
Little Yellow
Beaver Creek
Middle
Pasture Fence
Pinestand
Cedar
Big Flat
Little Flat
Loft
County Line Mountain
Fox Mountain
Gibson (Brown's Cove Quad)
Martins (Brown's Cove Quad)
High Top (Brown's Cove Quad)
East
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/
-/
ALBEMAR
COUNTY, VIRGIN]
RECOMENDED MOUNTAIN
PROTECTION ARI~AS
~I~VA?ION
~ 1200 Ft.. OR WO~
~ IOOO F~ OR WO~
J ~ ~ oR ~o~
~ ~ Ft. OR iO~
~ FL OR WORE
artment of Planning and Community Development · Office of Mapping. Graphics and Information Resources (OOMGAIR)
88
The Dark Sky
GOAL: Protect the dark sky of Albemarle County as one among our many natural, scenic, scientific and
cultural resources, for the benefit of residents, visitors, and the larger scientific community, now and in the
future.
Introduction
The night sky historically has been a source of beauty and value to people and cultures throughout the world. In
this century, astronomical research has generated information and technology that we now use in our daily lives,
and space exploration promises to grow. Aside from scientific and aesthetic considerations, cycles of daylight
and darkness have ecological consequences. Bright lights on tall buildings confuse migratory birds, and deciduous
trees near streetlights retain their leaves too late in the year. Our lives are affected by the night sky in numerous
ways, some not yet fully understood.
Albemarle's clear skies and dark nights are more than just a scenic resource to the County. Our official
appreciation for the dark sky may have begun with Thomas Jefferson and his design for an observatory at the
Academical Village. Leander McCormick further encouraged the community's interest in astronomy with his
generous endowment of the refracting telescope at University of Virginia. Later, with construction of the Fan
Mountain station near Covesville, Albemarle County became home to the largest and only major optical
observatory at a dark site east of the Mississippi River. The ability to see the stars clearly has been a strong if
unexpressed part of the region's beauty, and a real influence on the county's development.
Light Pollution
Obtrusive lighting, often referred to as light pollution, obscures Our view of the sky and primarily comes from
inefficient and misdirected lighting sources costing this country alone more than $I billion each year. Scientists
refer to it as urban sky glow; motorists know it as glare; consumer advocates lobby against it as energy waste;
neighbors call it light trespass and, often, a nuisance. Simply defined, it is too much light shining in the wrong
direction. It not only fails to accomplish its purpose, it often creates problems where there were none.
Urban sky glow results from unshielded light shining upward, creating a glow which obscures the night sky and
can even disrupt ecological patterns in plants and animals. Under ideal conditions, 2,500 stars and the Milky Way
galaxy are visible from horizon to horizon; in a moderately illuminated'suburb, because of sky glow only 200 to
300 stars can be seen.
Glare occurs when one can see light directly from the fixture or bulb, dazzling the eye and reducing the
effectiveness of the emitted light. In response to glare, the human eye undergoes a process known as transient
adaptation: the pupil must rapidly adjust in size to go from eXtreme light back to darkness. Not only is this
transition taxing to the eye, but at times it cannot be accomplished quickly enough to avoid accidents. With our
eyes straggling to adapt from high to low light, we are blind to things we would normally see. Glare degrades
the quality of the built environment, as increasingly elevated levels of illumination are needed to overcome its
impacts.
Lighting accounts for 20 to 25 percent of all electricity sold in the United States. According to some estimates,
as much as $1 billion may be wasted annually as a result of inefficient lighting sources. Quality lighting is well
shielded, uses the right amount of light, directs the light where it is needed, and uses energy efficient lighting
sources. In addition to the direct cost savings, installation of quality lighting would ultimately result in less coal
burned (the source of most electrical power in the United States), thereby reducing air pollution and acid rain.
The economic benefit of efficient energy use thus complements protection of the dark sky resource.
89
Light trespass occurs when lighting is not confined to the originating property. Spill light falling over property
lines can illuminate adjacent grounds or buildings in an objectionable manner, interfering with the owner's
enjoyment of his property, privacy and view of the night sky. The nuisance resulting from light trespass often
forces government to be the arbitrator of disputes. "Good neighbor development" includes careful attention to
quality lighting, both in rural and urban neighborhoods.
Light pollution is not the inevitable price of progress. There are many remedies, and in fact this kind of pollution
is not difficult to reduce. It does require education and commitment: education, because even some lighting
professionals are not aware of the problem; and commitment, because there are many lights throughout this
community and others which are inefficient and poorly installed.
Lighting Fallacies
Misconceptions about lighting abound, some so common we never question them and thus perpetuate the problem
in our own homes and communities.
1. "The more lights the better." Although we need well lit main streets and pedestrian areas, security lights, and
parking lot lighting, we do not need glare, competing lights, light trespass and energy waste. Lights should be
effective, not just numerous.
2. "Light pollution only affects astronomers." School children need to see the Milky Way as much as
astronomers do, if for different reasons. Our cultural traditions have developed around the mysteries of the natural
world, part of which is the vast night sky. Space exploration, and the host of everyday applications it has brought
with it, occupies a central part of twentieth century history, and there will be more discoveries in the future.
School children today may be working in space tomorrow, and if not, they will be citizens charged with
appreciating and protecting the world around them.
3. "You can get away from the lights if you drive out of town." One shouldn't have to take a vacation to see the
night sky, when quality lighting is available and often less expensive than conventional fixtures. Many Americans
live in urban corridors so large that it isn't practical to drive out of town just to enjoy the stars.
4. "It's too late to do anything." Our awareness of light pollution is recent, and it will take sustained effort to
change the habit ofoverlighting. Nonetheless, it is a problem that can readily be solved with available technology.
Education is the key.
5. "Security lights prevent crime." No one really knows if outdoor nighttime lighting prevents crime. It can deter
illegal activity by making it more visible, and it can also make a house or business a more convenient target. Most
crimes take place during the day. If outdoor security lights are needed, there are many to choose from and many
installations that are effective but nor polluting.
What Is Good Lighting?
Good lighting serves the user, and thus will vary according to the site and circumstance.
lighting include but are not limited to:
Characteristics of good
1. It provides adequate lighting for the task, but does not over-light.
2. Lighting fixtures are fully shielded, so that no light is emitted above the horizontal plane and there is
little or no glare.
3. Lighting fixtures are carefully installed to maximize effectiveness on the targeted area and minimize or
90
eliminate adverse impact beyond the property borders.
4. It utilizes fixtures with high-efficiency lamps which meet the light-color needs ofthedesign criteria.
Examples of common lighting fixtures are included in Figure 1.
Lighting Ordinance
On September 4, 1996, the Albemarle County Board of Supervisors adopted a Resolution of Intent to amend the
Zoning Ordinance to regulate outdoor lighting for all uses in all zoning districts, directing the Planning
Commission to hold a public hearing and send its recommendation to the Board at the earliest possible date. Dark
Sky tours were organized in the Spring of 1997 by the Department of Astronomy at University of Virginia for City
and County officials, community businesses and .citizen groups. The Planning Commission recommended
approval of a lighting ordinance in April, 1998 and forwarded it to the Board of Supervisors. The ordinance was
adopted by the Board of Supervisors on August 12, 1998.
Amendments to the Zoning Ordinance and other initiatives related to protection of the quality of our night sky
should be based on the following objectives:
OBJECTIVE: Reduce light pollution caused by uplighting, excessive overlighting, glare and light trespass.
OBJECTIVE: Promote lighting energy efficiency, thereby conserving private and public funds, while
providing adequate lighting for the tusk.
OBJECTIVE: Provide a safe and secure developed environment, through quality lighting design which
minimizes glare and avoids creating dark areas near well lit areas.
OBJECTIVE: Protect the public and private investment in McCormick and Fan Mountain Observatories
through Dark Sky initiatives, in the interest of scientific research, public education, and future economic
development opportunities.
If the lighting ordinance is to be accepted and implemented in a timely and effective manner, the parties involved
in the development process - property owners, the business community, government, and the construction industry
- must understand the value of dark skies and good lighting. An educational program is needed, one which adopts
a proactive approach and draws upon the resources available in the community.
Strategy: Adopt a lighting ordinance which requires that all exterior fixtures be fully shieldea[
Strategy: Establish an advisory committee composed of representatives from business, astronomy
(professional and amateur), public uttTities and/or agencies, design and construction industries, county
residents (urban and rural), and local community organizations, to undertake the following tasks:
- Evaluate current lighting practices;
- Identify dark sky/lighting issues and concerns in Albemarle County;
- Review ordinances from other jurisdictions;
Study and recommend as necessary additional lighting provisions to the Planning
'Commission, including by not limited to an ordinance to phase .in shielding of existing
lighting and establish maximum foot candle requirements for categories of uses.
91
Strategy: Develop a community-based educational program:
Adoption of resolution by Board of Supervisors asking power companies to cease promoting
unshielded and inefficient outdoor lighting in the County;
Initiate public information and education programs about dark sky and lighting topics in
cooperation with the University of Virginia McCormick and Fan Mountain Observatories
and other interested parties;
Develop workshops on technical lighting topics, for individuals in the building materials,
electrical contracting, design, construction, and associated industries, and individual
homeowners;
Explore the feasibility of Albemarle County participating in the Green Lights Program
established by the Environmental Protection Agency.
92
Figure 1 EXAMPLES OF COMMON LIGHTING FIXTURES
sFmV~LDED LIGltTING UNS[mV. LDED LIGHTING
PAR_KING LOT LIGHTING
Full Cutoff Shoebox Drop Lens Cobra Head
DUSK-TO DAWN SECURITY LIGHTINCr ....
Nema Head yard Light
wth Retrofit Shield
Nema Head Yard Light
DECORATIVE LIGHTING
LAMP IS
LOCATED IN
SOLID TOP ~
Decorative Fixture with
Full Cutoff Optics
WALL MOUNTED LIGHTING
Unshielded Acorn Fixture
Full Cutoff Cannister
Unshielded Wall Pack
Wooded Areas
This Plan purposely distinguishes between forests located in the Rural Area and wooded areas located in the
designated Development Areas. In both the Rural Area and Development Areas, preservation of forests and
wooded areas is important because they provide multiple benefits to the environment. However, in the Rural
Area, active forestry including the harvesting of timber is an appropriate use which is consistent with the purposes
of this Plan.
In Development Areas, wooded areas are important to preserve along drainage swales, streams and critical slopes;
along hillsides and ridges; and other areas where existing vegetation is important for visual, environmental, or
recreational reasons. In these areas, trees should be preserved or established as development occurs.
Wooded areas are necessary for the maintenance of ground and surface water quality, groundwater recharge area,
and habitat for biological resources. Undisturbed wooded areas protect critical slopes and prevent surface runoff,
flooding, soil erosion and sedimentation. Wooded areas provide shade and windbreaks, improve air qUality, and
reduce dust, noise, and glare. On a large scale, wooded areas absorb carbon dioxide and other pollutants, and
modulate temperatures, thereby affecting the general climate over an extended period of time.
Wooded areas also provide buffers and recreational opportunities. These are important benefits and amenities
which make the Development areas more attractive places to live.
OBJECTIVE: Encourage the preservation of existing wooded areas as development occurs in Development
Areas. Maintain or establish wooded buffer areas between dissimilar land uses as development occurs.
Strategy: Preserve or establish trees or vegetative buffers in the following specific areas as development
occurs:
The wooded ridge along Berkmar Drive Extended which is highly visible from Route 29 NOrth and
provides a buffer between adjacent residential and commercial land uses;
The Whitewood Road Park which is the last significant wooded area in an intensively developed
residential neighborhood;
The wooded areas along Route 663 and Route 743 which define the entrances to Earlysville;
The wooded slopes of Stillhouse Mountain, Lewis Mountain, Mount Jefferson, and the Ragged
Mountains in Neighborhood Six which are highly visible in the Urban Arem These areas include the
mountains as well as the wooded, critical slopes outside the mountain designations.
The area between the southern boundary of Hollymead Community (Route 643) and the northern
boundary of the Urban Area (South Fork Rivanna River), which provides a buffer area necessary to
maintain the distinct identity of each Development Area;
Existing wooded areas along heavily travelled entrance corridors.such as the Route 29/250 Bypass and
Interstate 64 which protect the visual quality and character of the area as seen from the roadways, and
provides a buffer between the roadways and adjacent residential areas;
· Along Route 29 South as it passes through North Garden;
94
The wooded areas visible from Monticello, especially in Neighborhoods Three and Four, which protect
Monticello's setting and viewshed;
Incorporate into the plans for the proposed Meadowcreek Parkway and the Route $3 parkway buffer
areas along the roadways;
Maintain or establish buffer areas between regional, community or industrial service areas and
residential or Rural Area;
Where Development Area boundaries are defined by natural features such as stream valleys or
mountains, maintain such boundaries as buffer areas.
95
Soils
Soils are a natural resource which require proper use and preservation. It is important that the use of the soil be
related to its suitability and limitations. Improper use of soils may result in accelerated soil erosion and
sedimentation, ground or surface water pollution, debris flows, flooding, drainage problems, failed septic systems,
construction problems, and unproductive agricultural and forestal lands. To prevent these problems, development
· should be avoided on soils with severe limitations due to drainage, flooding, slope, shallow depth to rock, or
shrink-swell characteristics. Some, but not all, of these limitations can be reduced by methods which add to the
difficulty and cost of construction. The most environmentally sensible approach is to consider and adapt to soil
types in the planning and design of development.
The Open Space Plan identifies sensitive soils. Soils which are restricted due to flooding or wetness are generally
not buildable. Soils restricted by shalloTM depth to rock may hinder installation of septic systems and basements.
In either case, sensitive soils generally indicate areas best left in open space on a particular site.
· Existing regulations which address the proper use of soils include the Water Protection Ordinance, and Critical
Slopes and Site Plan regulations in the Zoning Ordinance which require that the soils be reviewed as to suitability
for the intended develoPment. Special design measures may be recommended where soils are rated poor or
severely limited for the intended use, or where high seasonal water table and/or high runoff potential is
encountered.
In the Rural Area, important farmland soil can be identified and preserved for agricultural and forestry use.
Protecting the best soils for agriculture and forestry is consistent with the decision to give highest priority to these
land uses in the Rural Area. It is desirable that rural development be directed away from soils which are suited
for agricultural production. Important farmland soils are discussed further under Agricultural and Forestry
Resources, page --. The Open Space Plan identifies prime, unique and locally important farmland soils, and the
best soils for commercial production of various hardwoods and conifer species.
A Soil Survey of Albemarle County, Virginia was issued in August, 1985, by the U.S. Department of Agriculture
and the Soil Conservation Service. The survey includes general and detailed soil maps, descriptions of the soils,
and the suitability, limitations, and management of the soils for specified uses.
The general soil map (Page --) shows eight soil association areas of similar soils, relief, and drainage. The general
soil map can be used to compare the suitability of large areas for general land uses, but is not useful for planning
a particular site. The detailed soil maps found in the Soil Survey along with soil map unit descriptions can be used
to plan and design a specific site.
Strategy: Continue to consider soil suitability and limitations as criteria for review of the planning and design
of development proposals.
Strategy: Continue to preserve important farmland soil for agricultural and forestry use.
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Air
The Department of Environmental Quality (DEQ) is responsible for administering the Federal Clean Air Act of
1970 and subsequent enactments by the Virginia General Assembly. The. DEQ monitors for six criteria pollutants
set by the Environmental Protection Agency: total suspended particulates, carbon monoxide, sulfur dioxide,
nitrogen oxides, ozone, and lead. The DEQ enforces federal standards for eight hazardous air pollutants through
a review process for new and modified sources. The_DEQ also regulates offensive odors and open burning. In
the Charlottesville area, only particulates are monitored at a station located on top of City Hall. In 1997, the
annual arithmetic mean was 21 micrograms per cubic meter, well below the standard of 50 micograms per cubic
meter. Ozone standards are probably exceeded at certain times of the year, according to a DEQ representative,
but monitoring equipment is not available in this area.
Other environmental problems associated with air quality are acid rain, impaired visibility of scenic resources, and
radon gas. Acid rain is caused by sulfur dioxide and nitrogen oxides which are converted in the atmosphere into
sulfuric or nitric acid. It is probable that distant sources of sulfur dioxide - including coal-fi'red power plants in
the Midwest -. are responsible for the acid rain problem in Virginia. Adverse effects include decline of lakes and
aquatic life, reduced yields and growth of crops and forests, and deterioration of buildings and statues.
The Clean Air Act requires protection for visibility in areas designated as "Class I" by Congress. The Shenandoah
National Park is one of two such areas in the state.
Radon is a radioactive gas produced by the decay of uranium and radium in the ground. The Environmental
Protection Agency has recommended that homeowners should take steps to reduce the level of radon in their
homes if it exceeds four picocuries per liter. The State Health Department can provide information on radon and
approved radon testing firms.
The County does not enforce air quality regulations. Public inquiries and requests for permits In Albemarle
County should be directed to the Department of Environmental Quality's Regional Office in Fredericksburg.
Virtually all industrial development or expansion, and most large commercial and residential construction require
a permit. Early contact with the DEQ will clarify specific requirements.
Strategy: To protect air quality, promote alternatives to single-occupancy vehicles, such as pedestrian
sidewalks, bicycle use, ride-sharing, and public transit services. See page 180, Land Use Plan.
Strategy: Monitor federal and state laws and the activities of agencies which affect air quality in
this locality.
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Mineral Resources
Mineral production in Albemarle is limited to crushed stone and sand_and gravel. During 1995, more than
1,145,000 short tons of gneiss, greenstone, and sand and gravel were produced in the County. Crushed stone of
meta-basalt or greenstone is produced near Shadwell, and crushed stone °f granite gneiss is produced at Red Hill
for roadstone, asphalt stone, and concrete aggregate. Sand is produced at two locations on the Rivanna River.
A crushed stone quarry near the South Fork Rivanna Reservoir and a soapstone quarry near Alberene are no
longer in operationi Soapstone is a relatively important mineral in Albemarle, and PrOduction COuld be
economically viable.
Soapstone was quarried in the southern part of the County until 1995; the company had produced soapstone
fireplaces, wood stoves, and other products. Other minerals and rocks found within the County which have been
produced in the past include iron ore, slate, clay, sandstone, and limestone. Other minerals known to exist in
Albemarle, are amethysts, asbestos, barite, copper, felsite, garnets, gold, limonite, hematite, and pyrite.
There are currently thirteen parcels in Albemarle County with owned or leased mineral rights.
It is not intended that mineral resources be protected like other natural resources. There are two concerns: that
mineral resource production should not conflict with adjacent land uses, and that mineral resource extraction
should be accomplished without adverse effects to other environmental resources or the public health safety, and
welfare. Regulation is currently provide by the Natural Resource Extraction Overlay District in the Zoning
Ordinance.
MINERAL RESOURCE STANDARDS
The following GENERAL STANDARDS should be followed for mineral resources:
A. Avoid development of natural resource extraction areas where.incompatible to existing or proposed
development.
B. Include analysis of geological formations in terms of shockwave transmission in review of proposed
developments in proximity to active mining operations involving blasting.
C. Require disclosure of mineral rights leasing as a part of rezoning, subdivision, site plan, and other
applications for County review. In the case of land subdivision, a prominent disclosure statement regarding leased
mineral rights shall be required on the'subdivision plat.
D. Prohibit dredging operations during the months of March through June to protect the aquatic environment
during spawning/mating season and the following months of egg incubation and larval development.
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· Scenic Resources
GOAL: Preserve the County's scenic resources as being essential to the County's character, economic vitality
and quality of lif~
Introduction
Albemarle's outstanding scenic resources include the natural landscape such as mountains, rolling topography,
water features, forests and wildlife; and the cultural landscape such as fenced fields with grazing livestock, farm
buildings, historic architecture, crossroads villages~ and gardens. Albemarle's scenic resources are held in high
value by its citizens and, therefore, merit special attention and consideration. Scenic resources contribute to the
community's desirability as a place to live, they enhance and protect property values, and contribute to the overall
quality of life.
Albemarle's scenic quality is largely dependent on its agricultural and forestry resources and its historic resources.
The combination of open and forested areas, natural scenes and ordered landscapes provide a variety of visual
experiences which Albemarle's residents have long appreciated. The preservation of agricultural and forestry
lands and activities and the preservation of historic resources and their settings are the most effective types of
scenic protection in the Rural Area.
Albemarle's scenic resources are important to visitors as well as its residents. The Blue Ridge Mountains and
Albemarle's historic structures in their rural setting generate a year-round tourism industry. Visitors to these
destinations gather a lasting impression of Albemarle as they travel our scenic roadways. Greenways will provide
a firsthand opportunity for residents and visitors to enjoy scenic streams such as the Rivanna River.
In the Development Areas, aesthetics is an important component of a quality built environment. The character of
our community is determined not only by the design of individual structures, but also by the relationship of
buildings to land forms and Vegetation, and by larger patterns of development. Good ui!ban design which respects
the existing natural and cultural landscape and creates new urban open spaces (see page --), is essential to maintain
this character and create attractive and functional new neighborhoods.
Protection Measures
Planning for aesthetics means that scenic resources are identified and purposefully preserved for the enjoyment
of current and future residents and tourists. Preservation of scenic resources is often voluntary, or occurs
indirectly as the result of natural resource protection. Regulations with aesthetic objectives usually include other
acceptable objectives to support the aesthetic ones.
In Albemarle, aesthetic protection is one of the stated objectives of the following regulations:
· Rural Areas zoning district, intended for "conservation of natural, scenic, and historic resources," and "to
preserve the County's active farms and best agricultural and forestal lands;" (Zoning Ordinance, p. 88)
· Entrance Corridor overlay district, intended to "protect and enhance the County's attractiveness to tourists and
other visitors;" (Zoning Ordinance, p. 198.1)
· Critical Slopes provisions which limit development on steep hillsides to prevent "loss of the aesthetic resource;"
(Zoning Ordinance, p.23)
· Site Plan landscaping and screening requirements; and
· Scenic Streams overlay district.
An example of a regulation intended to protect a natural resource, but which indirectly protects a scenic resource,
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is the Comprehensive Water Resources Ordinance. The required stream buffers which preserve indigenous
vegetation to protect the water quality also protect the scenic quality of the streams.
Voluntary measures which protect scenic resources are:
· Conservation easements and historic easements, which are intended to preserve open space and historic
resources;
· Agricultural/forestal districts, which are intended to conserve and protect agricultural and forestal lands for
aesthetic purposes, among others; and
· Rural Preservation Developments, which are reviewed f6r conservation of natural, scenic or historic resources.
In addition, the use value taxation program (land use tax) indirectly, but effectively, helps protect scenic areas
through the maintenance of agricultural, forestal and open space areas. Honorific designations such as State
Scenic River, Virginia Byway, Virginia Landmarks Register and National Register of Historic Places do not
impose restrictions, but serve to draw attention to scenic resources and thereby encourage their protection.
The strategies listed below address scenic roads and streams. Additional strategies which serve to protect other
scenic resources such as open space, mOUntains, farmlands and forests, greenways, and historic resources are
found in those sections.
Scenic Designations: Roads
OBJECTIVE: Maintain the visual integrity of all of ~llbemarle's roadways.
Ali of Albemarle's roadways are important to protect for the impression which they convey to residents and
visitors alike. Design standards should be used to help maintain the visual integrity of all roadways. In addition,
there are specific roads in the County which stand out as exceptionally scenic roadways, and deserve particular
attention as such. These roads usually serve as major tourist routes, and offer scenery representing the best of
Albemarle' s varied terrain, water features, forests and agricultural use, architectural and landscape design heritage.
Some of these roads may themselves be historic routes of travel in the region. These scenic roadways should be
identified and protected as much as possible.
Currently, scenic road designations include State-designated Virginia Byways and State Scenic Highways, and
locally-designated Entrance Corridors.
STATE DESIGNATIONS: VIRGINIA BYWAYS AND STATE SCENIC HIGHWAYS
A Virginia Byway is an existing road with relatively significant aesthetic and cultural values, leading to or lying
within an area of historic, natural, or recreational significance. A Virginia Byway designation does not place any
restrictions upon properties along the Byway. The primary purpose is to give formal recognition to deserving
roads and to further the creation of a system of roads to promote tourism and public appreciation of natural and
historic resources.
The following roads are currently designated as Virginia Byways:
Route 6 (Irish Road)
Route 20 North (Stony Point Road)
Route 20 South (Scottsville Road)
Routes 22/231 (Louisa Road/Gordonsville Road)
Route 151 (Critzer's Shop Road)
Route 250 West (Ivy Road/Rockfish Gap Turnpike)
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Routes 601/676/614 (Old Garth Road "21 Curves"/Garth Road/White Hall Road)
The 1996 Virginia Outdoors Plan recommends that Routes 53, and Routes 692/712 between Route 20 South and
Route 29 South be considered for Virginia Byways.
A State Scenic Highway is a road designed and built within a protected corridor. Skyline Drive is one of four such
scenic highways in the State, and was constructed in conjunction with the Shenandoah National Park.
LOCAl DESIGNATIONS: ENTRANCE CORRIDORS
Protection for locally designated scenic highways was previously provided through the County Scenic Highway
'overlay district, which required increased setbacks for structures and parking lots, and additional sign regulations.
That provision was deleted in 1992 following the adoption of the Entrance COrridor (EC) overlay district in i990.
The motivation for removing the County Scenic Highway overlay district was the belief that the Entrance Corridor
overlay would provide a broader and more effective measure of protection for scenic highway corridors. The
purpose and intent of EC regulations is to ensure quality development compatible with the County's natural,
scenic, historic, architectural and cultural resources. The EC overlay district provides for review of new
construction along designated roads by an architectural review board under design guidelines.
The following roads are currently designated as Entrance Corridors:
Route 6 (Irish Road)
Route 20 North (Stony Point Road)
Route 20 South (Scottsville Road)
Route 22 (Louisa Road)
Route 29 North (Seminole Trail)
Route 29 South (Monacan Trail Road)
Route 29 Business (Fontaine Avenue)
Route 29/250 Bypass
Route 53 (Thomas Jefferson Parkway)
Interstate 64
Route 151 (Critzer' s Shop Road)
Route 231 (Gordonsville Road)
Route 240 (Three Notch'd Road/Crozet Avenue)
Route 250 East (Richmond Road)
Route 250 West (Ivy Road/Rockfish Gap Turnpike)
Route 631 from Charlottesville City limits to Route 708 (Stagecoach Road/Old Lynchburg Road)
Route 654 (Barracks Road)
Route 742 (Avon Street Ext.)
There are several distinctions between the EC regulations and the previous Scenic Highway regulations. (1) EC
regulations may be applied only to "arterial streets or highways found to be significant routes of tourist access;"
so that a road may not qualify based on classification alone.
(2) EC regulations do not specify a setback, the major distinction from the Scenic Highway regulations which
required a 150 ft. setback. In this regard, the EC regulations provide more flexibility, but may overlook an
important technique for visual protection.
(3) EC regulations do not apply to residential buildings unless a site plan is required, Which means that single
family homes do not come under EC review.
The EC regulations have been highly successful in accomplishing their stated purpose, to ensure the compatibility
of new development with existing resources. There has been recent concern whether the EC regulations protect
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'the scenic quality of designated roads, specifically Route 250 West, as effectively asthe previous Scenic Highway
regulations. A citizens' group has recommended developing specific EC guidelines to maximize protection of
the unique characteristics of individual roads.
The Open Space Plan previously recommended that corridor plans be prepared to guide development along
designated entrance corridors. Corridor-specific plans have not been prepared, rather the adopted guidelines
· require attention to the existing character of an entrance corridor in order to achieve unity and coherence. The
existing character of designated entrance corridors varies widely, from urbanized Route 29 North to relatively
undeveloped Route 250 West. At the same time, many corridors share similar characteristics. These differences
and similarities can be addressed in more specific guidelines.
In lieu of developing a separate corridor plan for every entrance corridor, one or two corridors could be analyzed
by sections, such as village development, farmland, and urban commercial areas. Specific guidelines Could be
developed for each typical section, and the resulting guidelines used as a model for corresponding sections in other
entrance corridors. In this way, the current EC regulations could be used to further protect scenic, aesthetic and
· historic characteristics of exceptional roads. These same guidelines could be used as design standards for roads
which require visual protection, but which currently do not qualify as arterial entrance corridors. Such roads may
be exceptionally scenic, such as Sugar Hollow Road, or visually prominent, such as Rio Road.
The appearance of urbanizing corridors such as Route 29 North is a specific concern. Route 29 North serves as
a major entrance and travel route through the community, provides access for high traffic generators such as
highway-oriented commercial uses and industrial uses, as well as for expanding residential communities. These
areas of intensive land use require a design vision to ensure that future development is compatible with the
County's natural beauty. Guidelines developed for Route 29 North (setbacks, service roads, pedestrian access,
landscaping, common signage) can be used as a model for other developing urban corridors in the County.
Strategy: Use design standards to help maintain the integrity of all roadways in Albemarle County.
Strategy: Identify specific roads as possessing exceptional scenic, aesthetic, and historic characteristics that
are assets to the County and deserve protection. Further protect these exceptional roads through voluntary
measures and land use policy decisions using design standards and guidelines. In addition to the designated.
Virginia Byways, some roads previously identified for consideration are:
Route 614 (Sugar Hollow Road),
Route 692/712 (Plank Road), and
Route 810 (Brown's Gap Turnpike).
Strategy: Review the EC guidelines for effectiveness in protecting the integrity of exceptionally scenic EC road
corridors, such as Route 250 West.
Strategy: Analyze two Entrance Corridors (250 West and 29 North) by typical sections, such a village,
farmland, and urban commercial Develop specific guidelines for each typical section, and use guidelines as
a model for other Entrance Corridors, and to further protect exceptional EC roads.
Strategy: Pursue additional EC designations as appropriate, or as road classifications change (Meadowcreek
Parkway, Airport Road, Rio Road).
Strategy: Pursue additional Virginia Byway designations for roads meeting State c)iterit~
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Scenic Designations: Streams
OBJECTIVE: Protect the scenic quality of Albemarle's streams.
Scenic stream designations include state-designated Virginia Scenic Rivers and locally-designated Scenic Streams.
.The Scenic Rivers Act of 1970 provides for the identification, protection and preservation of rivers or sections
of rivers that possess natural or pastoral beauty of high quality. Protection and management of the river rests with
the local government, but all state and local agencies must consider recommendations of the Department of
Conse~ation and Recreation regarding planning for the use and development of the scenic river and related land
resources. The Act requires that an advisory board of local residents be appointed by the Governor for each
designated scenic river to advise the director of the Department of Conservation and Recreation regarding plans
and proposals, including federal or state projects which could alter the scenic river. A state designation does
prohibit construction of a dam or other structure which impedes the natural flow.
The following rivers are designated as Virginia Scenic Rivers:
Moorman's River from the Charlottesville (Sugar Hollow) Reservoir to its junction with the Mechums River;
Rivanna River from the Woolen Mill dam to the Fluvanna County line; and
Rockfish River from the Nelson County line to the James River.
The 1996 Virginia Outdoors Plan recommends that the James River should be evaluated for inclusion as a Scenic
River.
Local protection is provided by the County Scenic Streams overlay district. A scenic stream designation restricts
construction, grading and cutting of trees within 15 feet of the stream, and restricts construction and excessive
cutting within 65 feet of the stream. The County Scenic Streams program should be evaluated for effectiveness,
and revised if necessary.
The following stream is currently designated as a County scenic stream:
Moorman's River from the bottom of the Charlottesville Water Supply dam at Sugar Hollow to its confluence with
the Mechums River.
Strategy: Review the effectiveness of County Scenic Streams regulations. Coordinate regulations with the
Coordinated Water Resources Ordinance.
Strategy: Using revised County Scenic Streams~ criteria (Appendix 5, Open Space and Critical Resources
Plan), pursue local designation of qualifying streams, including designated Virginia Scenic Rivers.
Strategy: Pursue Virginia Scenic River designations for rivers meeting state criterita
Shenandoah National Park Related Lands Study
A study was completed in 1993 by the University of Virginia and the Shenandoah National Park, which included
an inventory of lands in Albemarle County with a direct ecological or land use relationship to the Shenandoah
National Park. The purpose &the study was to identify the kinds of resource values that are important to the
users, managers, and neighbors of the park. The study also identified alternative strategies, including both public
and private initiatives, for conserving resources of mutual interest to the Park and the County. The County and
the Shenandoah National Park have a mutual interest in protecting scenic views of and from the Blue Ridge
Mountains and Shenandoah National Park.
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Scenic resources inventoried included views from the Skyine Drive/Appalachian Trail; views from USRoute 250;
and visual quality. ~,
DESIGN STANDARDS
It is important to address visual quality during the process of designing and placing roadways, bridges, buildings,
structures, signs, lighting and parking areas in the landscape. The visual impact of new development in both the
Development Areas and in the Rural Area can be improved if design standards are followed.
Design standards found in this Plan are: Mountains Design Standards (p.54); Village Development/Design
Guidelines (Land Use Plan p. 13); Land Use Standards (Land Use Plan pp.22-25); Location of Utilities (Land Use
Plan p. 130); and General Design Standards for Roads (Land Use Plan p. 178). Also, the adopted design guidelines
for Entrance Corridors provide more detailed standards. In addition, the following GENERAL STANDARDS
should be used to protect scenic quality in the Rural Area and in Development Areas:
1. Maintain existing vegetation adjacent to roadwa~vs when wooded areas are developed.
2. Locate development in or near a wooded area, where it is less obtrusive than in an open area.
3. Adapt development to the topography rather than unnecessarily modifying the topography and natural setting
to accommodate development.
4. Retain trees on hillsides and ridges so as not to alter the natural horizon and visual character of the area.
5. Locate structures at lower elevations which do not exceed the treeline of hillsides and ridges.
6. Incorporate significant landscape features, both natural and man-made, into new site designs.
7. Landscape with indigenous plant species.
8. Protect the settings of historic structures through setbacks and buffering.
9. Design public utility corridors to avoid open space resources and to fit the topography. Corridors should be
shared by utilities when possible. Communications towers should follow adopted tower guidelines.
10. Maintain natural corridors along streams to protect the visual qualities of watercourses.
11. Avoid crossings of scenic streams by roads, utilities and the like. Where such crossings are necessary,
particular care should be exercised to maintain visual character.
12. The County should take an active role in the design of Virginia Department of Transportation road
improvements and bridges on scenic roads.
13. Limit the building mass and height to a scale that does not overpower the setting.
14. Connecting, grid-type street design may be preferable to cul-de-sacs.
104
OF
~'OTTSVlLLE
ALBEMA
COUNTY,
SCENIC RESOURCES
,.,,m ~ ~ ENTRANCE CORRIDOR
VIRGINIA BYWAY
STATE SCENIC HIGHWAY
nt~RBIIIllmSilM COUNTY SCENIC STREAM
lllJlJlJllJ STATE SCENIC RIVER
~OR CiTY ~OUNDaRY {II VA. SgCONDARY H!GHW~Y
Department of Planning and Community Development * Office of l~apping, Graphics and Information Resources (OOMGAIR)
105
· Historic Resources
[Note: This section is adapted from the Historic Preservation Committee's Historic PreserVation Plan. It
includes the Committee's recommended Objectives, but not the Committee's new recommended Strategies, which
deserve full discussion at a later date. The Strategies included here are similar to those in the current Plan.
When the Historic Preservation Plan is completed, the Committee will present the Historic Preservation Plan and
a proposal for a historic ordinance to the Board of Supervisors. It is intended that the completed Historic
Preservation Plan will then be adopted as part of the Comprehensive Plan, probably as a freestanding document
like the Open Space Plan.]
This section provides a summary of the history of Albemarle County, a description of the existing surveys of
Albemarle County's historic resources, and a listing of all properties recognized on the state or national registers.
Albemarle's complete historic preservation program, including additional strategies, is described in detail in the
Historic Preservation Plan.
GOAL: Protect the County's historic and cultural resources.
OBJECTIVE: Continue to identify and recognize the value of buildings, structures, landscapes, sites and
districts which have historical, architectural, archaeological or cultural significance.
OBJECTIVE: Pursue additional protection measures and incentives to preserve Albemarle's'historic and
archaeological resources in order to foster pride in the County and maintain the County's character.
Historic preservation is generally considered to be a component of rural conservation in areas such as Albemarle
County, where an agrarian economy predominated during much of its history. The older surviving historic
buildings and structures typically relate directly or indirectly to agricultural pursuits. Accordingly, a rural setting
is an important part of the contribution by these historic resources to the County's heritage. Many historic
resources are also located within the Development Areas. Within these areas, choices about growth and change
should include the preservation of historic buildings and structures. Adaptive use may be a practical approach
to preserving these important historic resources.
History of Albemarle County
Historic preservation is not just about architecture. The preservation and study of buildings and structures is an
important component within the broader context of Albemarle County's cultural heritage and sense of community
identity. The key ingredient of this broader context is the people of the County. Their "sense of community
identity," also known as "sense of place," can be defined as "an awareness of simultaneous belonging to both a
society and a place." It accrues slowly--not through grand pronouncements, but through small daily lessons, not
only in our own lifetime, but from lifetimes across the ages.
Our historic resources are, therefore, meaningful not in isolation, but in the context of people across the ages--in
the stories of those who built them, lived in them, and used them. This context of people, their stories, and their
buildings shapes the community's cultural heritage and contributes to a profound sense of continuity and
belonging. The buildings which still exist are the only tangible evidence of this contextual continuity which
today's County residents can directly experience by sight and touch, and which visually remind us that this
community is a place different from all others. It is therefore important to protect a broad spectrum of historic
resources, from large, impressive mansions to modest dwellings and structures, so that the sense of community
continuity and belonging will be meaningful to all our citizens.
Knowledge of Albemarle County's history is an important step toward gaining an appreciation of the contextual
relationships which characterize our community. To provide a historical perspective for later sections, succeeding
paragraphs of this section summarize a brief history of the County.
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PREHISTORIC PERIOD (ca. 10,000 B.C,-A.D. 1607)
People have lived in Albemarle County for more than 12,000 years. The first inhabitants were Native Americans,
whose long history in the County is preserved in archeological sites which lie buried in the floodplains of rivers
and streams and in the surrounding mountains and valleys. These archeological sites are highly variable, ranging
from rare remains of the 12,000 year old hunting camps of the first inhabitants to the dense accumulations of
pottery fragments which mark the former villages of the Monacan tribe.
The 600 year period prior to the founding of a permanent European settlement at Jamestown in 1607 witnessed
dramatic and relatively sudden cultural changes in the Native American population in the Albemarle County area.
Among the recognizable changes were an increase in population, an increase in the size and permanence of
villages, and the growth of an agricultural economy to augment traditional hunting and gathering. Additionally,
the Monacans established burial mounds where they interred the remains of thousands of individuals. In the mid-
18th century, Thomas Jefferson investigated one such burial mound between the forks of the Rivanna, an
exploration later noted as the first systematic archeological excavation conducted anywhere in North America.
HISTORIC PERIOD
European Settlement to Society (160%1750)
European settlement of the Albemarle County area began in the late 1720s, when three land patents were
successfully settled on land suitable for fanning along the Southwest Mountains and the James and Rivanna rivers.
Over the next twenty years more settlers arrived, and in 1744 Gooehland County was divided and its western part
became the new county of Albemarle.
The initial County boundaries encompassed a far larger area than present-day Albemarle, e>~tending southward
to the vicinity of Lynchburg. They included the current counties of Albemarle, Amherst, Appomattox,
Buckingham, Fluvanna, and Nelson, as well as a portion of Campbell County. The county seat was established
at Scott's Landing on the James River, about a mile west of today's Scottsville.
The early settlers were a mixture of tobacco planters from the Tidewater region with Scots-Irish and German
farmers moving east over the Blue Ridge Mountains from the Shenandoah Valley. The former tried to transplant
the slave-mn tobacco plantation system to the southern and eastern parts of Albemarle, while the latter operated
family-mn farm s raising cattle and grain in the northern and western areas.
Colony to Nation (1750-1789)
In 1761 the large area south of Albemarle's current boundary was split off, and that part of Louisa County which
extended to the Blue Ridge was added to become the northern portion of the now much smaller Albemarle
County. As a result, Scott's Landing was no longer a convenient location for the courthouse. The town of
Charlottesville was therefore established in 1762 near the new geographic center of the County, adjacent to the
Three Notch'd Road linking eastern Virginia to the Shenandoah Valley. Albemarle County's current boundaries
were attained in 1777, when Fluvanna County was formed from the easternmost part of Albemarle.
During the American Revolution, Albemarle was spared the effects of major military campaigns, although its
citizens contributed both politically and in military service. By the close of the Revolutionary War, the County
had been transformed from a frontier settlement to an established community. Its geographic and political
boundaries had stabilized, its new county seat was developing, and it had Sect~ed trading and c6mmunication links
with the rest of the new nation.
Examples of resources from this period are Findowrie, Solitude, Everettsville Tavern, and the early parts of
Castle Hill and Piedmont near Greenwood.
Early National Period (1789-1830)
By the end of the 18~ century, wheat had become the County's primary agricultural product, although tobacco
was still widely planted, and the slave population continued to rise until 1850. Farms and plantations remained
the primary economic factor, but small industry (tanneries, saw mills, and flour mills) had begun to grow.
107
'Internal improvements fostered the expansion of towns by making the Rivanna River more navigable and
upgrading key roads into turnpikes. The University of Virginia admitted its first students in 1825, and the
builders Thomas Jefferson recruited for its construction helped disseminate his ideas. The Jeffersonian
architectural influence, initially evident throughout Central Virginia, has since spread to other parts of Virginia
and the nation.
Examples of resources from this period are Monticello, Redlands, Woodstock Hall, Carrsbrook, Brookhill on
'the South Fork Rivanna River, Plain Dealing, Tallwood, Sunny Bank, Morven, Malvern, Mountain Grove, D.S.
Tavern, Black's Tavern, Merrie Mill, Cove Presbyterian Church, and Shadwell Canal locks and dam.
Antebellum Period (1830-1860)
Beef cattle production began to rise by the mid-nineteenth century, although grain and tobacco continued to
dominate agricultural economics. Railroad construction in the late 1840s changed the County's culture and
economics. Towns which had prospered when water was the primary means for moving goods began to decline,
while new communities grew around railroad depots. As the terminus of the railroad to Orange County, and
later through the Blue Ridge to the Shenandoah Valley, Charlottesville's progress was assured.
'Examples of resources from this period are Cliffside, Old Hall, Arrowhead, Pleasant Green, the Cedars,
outbuildings at Cloverfields, Clover Hill Farm, and Kinloch, Scottsville canal warehouse, Piedmont Store, Grace
Church, Mt. Ed Baptist Church, and the Blue Ridge Mountain tunnels.
Civil War (1861-1865)
The Civil War, like the Revolutionary War, brought few military encounters to Albemarle, although many sick
and wounded soldiers were nursed here. Communities were not untouched by the war, however, since many of
the County's husbands and sons in military service became casualties. During the last months of the war,
Charlottesville was occupied by Union forces marching from the Shenandoah Valley toward Richmond. The
town and the University were largely spared, but there was considerable economic destruction along the route
of march.
An example of a resource from this time period is the Batesville Methodist Church.
Reconstruction and Growth (1865-1917)
In the first two decades after the Civil War, fr6ed blacks were a majority of the population, and they became
farm tenants, sharecroppers, or small tradesmen such as blacksmiths, cobblers, or carpenters. These freed slaves
founded several rural black communities such as Bethel (now Proffit). By the close of the nineteenth century,
outmigration of blacks to better opportunities in northern cities caused a population shift back to a white
majority. Black communities and institutions persisted despite this population decline, however, providing
historically significant examples of houses, churches, schools, and lodge halls which illustrate the African-
American experience in Albemarle County during this period.
Railroads continued their expansion, contributing to continued economic progress and the growth of villages
around rail depots, but the advent of the automobile in the early twentieth century marked the beginning of
decline for some rural villages. Farms were smaller, more numerous, and more diversified. Orchards, vineyards,
and the raising of beef, dairy cattle, and sheep replaced large slave-operated wheat and tobacco farms. Some
rural families began to move to Charlottesville, attracted by job opportunities and urban conveniences. By 1888,
Charlottesville had grown sufficiently to incorporate as a city.
Around the turn of the century, capitalists from outside the County began to buy old estates as part-time
residences, renovating historic homes already there or building grand new ones. This preserved or created some
of the County's finest architectural resources, and protected some of its rural landscape.
Examples of resources from this period are Kirklea, Seven Oaks Farm, Cobham Park, the worker houses at
Alberene Quarry, Esmont National Bank Building, Miller School, Green Teapot Hotel, Advance Mills truss
108
bridge, Nortonsville Store, Johnson's Store, Evergreen Baptist Church, Mt. Calvary Baptist Church, Dr. Kyger's
house and office, Crozet Cold Storage, Crozet Hotel/Hardware, and the original Crozet Railroad Depot.
World War I to the present (1917-1997)
Rail service was frequent and reliable in the early twentieth century, but all-weather roads maintained by the
state did not appear until 1922. By the early 1930s the state had established a network of roads in the County.
This coincided with the beginnings of a tourist component in the area's economy, aided by the opening of
Monticello to the public in 1924.
Better roads and more families with automobiles spawned housing subdivisions on farms that once surrounded
the urban core of Charlottesville. This phenomenon began early in this century and has continued since then,
with an upsurge after World War II and again in the 1970s.
The number of farms in the County peaked at 3,379 in 1924, and as recently as 1940 over half the population
was involved in some form of agriculture. By 1970, however, only 847 of the County's labor force of 14,208
were full-time agricultural workers. Agriculture, the traditional economic base, remains a significant land use,
but has been replaced as the principal employer by a combination of education, tourism, and small
manufacturing and service industries.
Examples of resources from this period are Tiverton, Blue Ridge Farm, Rose Hill, Casa Maria, Farmington
Subdivision, Sunset Lodge, Town and Country Motel, Stony Point (High) School, and Cobham Park gardens.
Surveys and Historic Resources
In both numbers and quality, Albemarle County's inventory of historic buildings and structures still standing
in 1998 justifies a strong effort to protect these non-renewable resources, and the first step in any preservation
program is a survey of existing historic resources. Surveys, either previously developed, new, or updated, are
the standard tool for demonstrating that buildings and structures to be protected have "important historical,
architectural, archaeological or cultural interest." (The quoted phrase is the criteria specified in the Code of
Virginia which enables the County to protect its historic resources.) Albemarle County benefits from a
substantial base of completed surveys, on which it can build its current historic preservation efforts.
EXISTING HISTORIC RESOURCES SURVEYS
The Virginia Department of Historic Resources (VDHR) records for Albemarle County identify more than 2000
buildings and structures and 400 archaeological sites which have been surveyed as potential historic resources.
The records also indicate that only four other counties in the state have had more than one thousand historic
buildings and structures surveyed. The vast majority of these resources were surveyed between 1979 and 1983
by architectural historians for the VDHR (then the Division of Historic Landmarks), who conducted a
comprehensive, reconnaissance-level architectural survey of approximately 1600 resources in Albemarle
County.
Augmenting these VDHR efforts, students at the University of Virginia School of Architecture have conducted
numerous architectural surveys and building studies from the mid-1970s to the present. These surveys are
available at the Fiske Kimball Fine Arts Library, School of Architecture. A book on the architectural history
of Albemarle County, by University of Virginia Professor K. Edward Lay, is projected to be published in early
1999. This book is based on twenty-five years of research and, together with its accompanying searchable CD-
ROM, will document over 2300 historic resources in the County.
In January, 1992, a nomination report was completed for the Southwest Mountains Rural Historic District, and
the district was listed on the National Register of Historic Places. This effort was initiated by the Piedmont
Environmental Council, with the final report prepared by Land and Community Associates. Contributing
resources surveyed for the report include approximately 109 domestic complexes, 11 churches, 16 commercial
buildings, and 2 railroad depots on 31,975 acres. A copy of the report is available at the Department of Planning
and Community Development.
109
The VDHR and Albemarle County cosponsored two study efforts which were completed by consultants in 1995.
In May, 1995, Garrow and Associates, Inc., prepared a report called From the Monacans to Monticello and
Beyonck Prehistoric and Historic Contexts for Albemarle County, Virginia, which developed prehistoric and
historic contexts to synthesize the primary data on the prehistory, history, archaeology and architecture of the
County. This document builds on the data base created by earlier surveys, including those of VDHR, Lay and
his associates and students, and the U.S. 29 Corridor Study. It did not conduct any new surveys. A copy of the
report is available at the Department of Planning and Community Development.
In October, 1995, Dames & Moore prepared a report c011ed Historic Architectural Survey of Albemarle County
Villages, which included survey results and evaluations of 200 resources in twelve villages. Historic context
reports were prepared for each village. The principal finding of the survey was that all or portions of six
villages: Advance Mills, Batesville, Crozet, Proffit, White Hall and Yancey's Mill, are potentially eligible for
listing as historic districts on the National Register of Historic Places and the Virginia Landmarks Register. A
large area surrounding Greenwood was also recommended for a National Register Rural Historic District.
ARCHAEOLOGICAL SURVEYS
Current knowledge of archaeology in Albemarle County derives primarily from the efforts of C.G. Holland and
Jeffrey Hantman. As of October, 1984, 139 prehistoric and historic archaeological sites in Albemarle were on
file at the Virginia Research Center for Archaeology. Most of these were recorded by Dr. C.G. Holland, who
conducted a survey published in 1955. In 1985, Jeffrey Hantman prepared The Archaeology of Albemarle
County, which projected the presence of about 3,000 archeological sites within the County Growth Areas based.
on sample surveys.
Since 1985, archaeological surveys conducted as part of the environmental impact study for the Route 29 Bypass
altematives recorded many new sites. The completed studies are available at the Department of Planning and
Community Development. The cumulative survey results on file for Albemarle County at VDHR
currently identify more than 400 archaeological sites. This is considered a small sample of the total
number of County archaeological sites which exist either on or below its surface, since there has been
no comprehensive archaeological survey of the entire County.
HISTORIC REGISTER LISTINGS
As noted in the 1995 Garrow Associates report: "...Albemarle County has one of the best collections of domestic
architecture in Virginia, ranging in age from small mid-eighteenth century vernacular dwellings to impressive,
early twentieth century, Classical Revival mansions." The roster of County properties, primarily the oldest and
grandest, already listed on the Virginia Landmarks (State Register) and on the National Register of Historic Places
(National Register) is impressive. At the end of 1998, there were 60 individual sites and five districts on the State
Register. Four districts and all but three of the individual sites were also on the National Register. Four National
Register properties--Monticello, the Rotunda and Lawn at the University of Virginia, a separate historic district
at the University, and Fiske Kimball's residence, Shack Mountain--have earned designation as National Historic
Landmarks, the highest national recognition category for historic resources. (See map of registered historic
properties)
Monticello and the RotundaYLawn also appear on the World Heritage List, an international honor accorded only
six other cultural resources and eight natural resource sites in the United States. Consequently, these two
Albemarle County sites rank with the Statue of Liberty, Independence Hall in Philadelphia, the Palace of
Versailles, and the Taj Mahal in terms of contribution to the heritage of the. country in which they are located.
The following table lists properties currently on the Virginia Landmarks Register and the National Register of
Historic Places. World Heritage List properties are indicated by an asterisk. This list of registered properties
shows the tax map and parcel number, the name of the individual property or district, and the date the property
or district was designated for listing on the applicable register. The last column indicates the date a historic
easement was placed, on the property, and the acreage, if applicable. If there is no date shown in the National
Register column, the property is either: (1) ineligible, generally due to relocation from its original site; or (2) the
110
property is a recent Virginia Landmark Register entry, and the National Register process may not yet be
completed.
Strategy: Seek available state and federal grant funds to conduct an archaeological survey of designated
historic period sites and/or districts to evaluate their archaeological resource potential.
Strategy: Compile and maintain a current and comprehensive information base for Albemarle County's
historic resources.
Strategy: Include sites which are potentially eligible for designation as a Virginia Historic Landmark in a
County resource map of historic landmarks.
Strategy: Initiate studies similar to the Southwest Mountains historic district study in other areas ofthe
County which include numerous register properties and potentially eligible properties, possibly along historic
corridors such as the Road to Secretary's Mill (Rt. 20 South - Rt. 717) and the Staunton and James River
turnpike (Rt. 692 - Rt 712 - R~ 20 South).
Strategy: Promote voluntary measures and techniques such as historic and conservation easements which
serve to protect historic resources and their settings.
Strategy: Seek citizen participation in County studies and other preservation activities.
Strategy: Adopt a Historic Overlay District ordinance to recognize and protect historic and archaeological
resources, including individual sites and districts, on the local leve£
Strategy: Defining the Monticello viewshed as all property visible from the Monticello mountaintop, protect
Monticello's setting and viewshed as follows:
· Notify the TJMF ofproposed developments in the designated viewshed area so that they are afforded
opportunity to provide comment during the approval process;
· Strongly encourage the developer to consult with the TJMF about the visual impact of the project;
· Strictly enforce existing regulations;
· Carefully review by-right development plans with suggestions for voluntary protection measures;
· Require protection measures as appropriate on discretionary land use proposals, and
· Consider the impact ofproposed land use regulations and decisions on Monticello's viewshet~
Strategy: Promote preservation by making available information regarding tax incentives and designation
procedures.
Strategy: Create a notification program to educate owners of historic properties, especially new owners,
about the significance of their property, and to suggest ways they might protect those resources. Encourage
and assist owners of potentially eligible sites to pursue Virginia Landmarks and National Register
designations and historic easements.
111
ount Fair
Blue
Fa~n
Mill~- School
of AIb~
Hall ?ave'tn
COVESVIU.E,
Cooke's !
Cove Presbyte,an
Chu~
House
OF'
SCOTTSVILL~
Registered Historic Properties /
in Albemarle County
L
c...:~..:l HIS?ORIC DISTRICT
SOURCES:
VIRGINIA DEPARTMENT OF' HISTORIC RESOURCES
*REPAEED BY:
De)artment of Planning and Communiky Development. · Office of Mapping, Graphics and Information Resources (OObIGAIR)
112
REGISTERED HISTORIC PROPERTIES IN ALBEMARLE COUNTY
Revised November 1998
DATE ON DATE ON DATE ON DATE AND
TAX MAP VIRGINIA NATIONAL NATIONAL ACREAGE OF
PARCEL PROPERTY NAME LANDMARK REGISTER HISTORIC PRESERVATION
NUMBER REGISTER OF HISTORIC LANDMARK EASEMENT
PLACES ·
(Multiple) Southwest Mountains- 08-20-91 02-27-92 ......................
Rural Historic District
(Multiple) Proffit Historic District 09-16-98 .................................
01900-00-00-00900 Longwood 06-19-96 10-18-96 ......................
02600-00-00-033F0 Mount Fair 08-21-90 12-28-90 ...........
03100-00-00-03500 Buck Mountain Church 08-15-72 .................................
04200-00-00-04000 Midway 09-19-78 02-02-79 ........... 02-14-89
80.875 acres
04400-00-00-02100 Woodlands 04-18-89 11-02-89 ........... 12-21-89
56 acres
04400-00-00-035A0 Shack Mountain 06-15-76 09-01-76 10~05-92 12-13-90
102.014 acres
045B2-07-0D-00700 Carrsbrook 07-21-81 07-08-82 ........... 12-29-82
4.5 acres
04600-00-00-093B0 Red Hills 12-03-97 02-13-98 ......................
04900-00-00-01800 Castle Hill 11-16-71 02-23-72 ......................
05400-00-00-01600 Piedmont 12-11-90 02-01-91 ......................
05400-00-00-074E0 Mirador 09-16-82 04-07-83 ......................
05500-00-00-01500 Seven Oaks Farm & 06-20-89 12-26-89 ......................
Black's Tavern
05500-00-00-016A0 The Cedars 04-18-89 12-27-90 ......................
05800-00-00-25400 Spring Hill 04-19-83 11-21-83 ......................
05900-00-00-015A0 D.S. Tavern 08-16-83 09-29-83 ......................
06000-00-00-028A 1 Ednam House 12-16-80 07-08-82 ......................
060E2-00-00-00100 Farmington 07-07-70 09-15-70 ......................
060E3-00-00-00100 Gallison Hall 02-20-90 12-28-90 ......................
06500-00-00-05200 Grace Church 02-17-76 10-21-76 ......................
113
06600-00-00-02800 Cobham Park 01-15-74 07-18-74 ......................
07000-00-00-01300 Emmanuel Church 01-20-81 07-08-82 ......................
07000-00-00-01500 Casa Maria 04-17-90 12-28-90 ......................
07000-00-00-037B0 Blue Ridge Farm 02-20-90 01-25-91 ......................
07000-00-00-03900 Wavertree Hall Farm 04-16-91 07-09-91 ......................
07200-00-00-03200 Miller School of 04-17-73 02-15-74 ......................
Albemarle
07300-00-00-03000 Malvem 04-28-95 08-04-95 .....................
07300-00-00-033A0 Woodstock Hall Tavem 02-18-86 01-29-87 ......................
07300-0.0-00-000A0 George Rogers Clark 5-16-97 .....................
Sculpture
076A0-00-00-000B0 The Rotunda * 09.09.69 12-21-65 12-21-65 ...........
076A0-00-00-000B0 University of Virginia - 10.06-70 11-20-70 11-20-70 ...........
Historic District *
076A0-00-00-000B0 Brooks Hall 02-15-77 11-20-70 .....................
076A0-00-00-000C0 Rugby Road - 11-15-83 02-16-84 .....................
076A0-00-00-000L0 University Comer
Historic District~
Charlottesville-
Albemarle County 07-28-82 ......................
Courthouse District2
076A0-00-00-000J2 Faulkner House 03-20-84 05-03-84 .....................
07700-00-00-02700 Michie Tavern 02-17-93 ....................
07800-00-00-02200 Monticello * 09_09.69 10-15-66 12-19-60 ...........
07900-00-00-01000 Edgehill 09-15-82 09-09-82
07900-00-00-023B0 Clifton 06-21-88 11-02-89 .....................
08000-00-00-00100 East Belmont 10-18-95 ..........
08700-00-00-003B0 Crossroads TaveTM 05-15-84 08-16-84 .....................
1part of this district is also in the City of Charlottesville.
2This district is in the City of Charlottesville.
*Monticello and the UVA Academical Village are also on the World Heritage List.
114
08800-00-00-02000 Arrowhead 04-16-91 07-09-91 .....................
09100-00-00-02100 Morven . 02_20_73 04-24-73 ....................
09100-00-00-02700 Ashlawn (Highland) 01-16-73 08-14-73 .....................
09200-00-00-002B0 Sunnyfields 04-21-93 06-10-93 .....................
09900-00-00-03400 Sunnybank 04-20-76 12-12-76 .....................
10300-00-00-010B0 Blenheim 12-16-75 05-17-76 .......................
10800-00-00-02700 Cove Presbyterian 04-18-89. 11-02-89 .....................
Church
11100-00-00-00400 Cocke's Mill House 08-15-89 12-06-90 .....................
and Mill Site
11100-00-00-00600 Edgemont (Cocke 09-16-80 11-28-80 .....................
Farm)
11200-00-00-030A0 Estouteville 04-19-77 01-30-78 .....................
11300-00-00-00100 Redlands 09-09-69 11-17-69 .....................
11300-00-00-01000 Bellair 12-10-91 10-15-92 .....................
11900-00-00-05600 Mountain Grove 05-20-80 09-08-80 .....................
12000-00-00-02000 Guthrie Hall 03-17-81 09-23-82 .....................
12000-00-00-02200 Esmont House 05-17-77 05-06-80 .....................
12100-00-00-00100 Enniscorthy Delisted 09-24-92 .....................
07-02-97
12200-00-00-001A0 Plain Dealing 05-17-77 05-06-80 .....................
12200-00-00-00200 The Rectory 08-20-91 11-07-91 .....................
12200-00-00-00300 Christ Church, 03-02,71 07-02-71 .....................
Glendower
12200-00-00-01100 Pine Knot 04-19-88 02-01-89 .......... 04-07-89
90 acres
12300-00-00-00700 Mount Ida 10-14-86 04-27-87 .....................
NPS approved
move 07-18-96
13000-00-00-03600 Cliffside 10-20-81 09-16-82 .....................
115
130Al-AND -130A2 Scottsville Historic 04-20-76 07-30-76 ..........
District~
130A1-00-00-00400 High Meadows 04-15-86 05-30-86 ..........
13500-00-00-024B0 Walker House 02-20-90 12-28-90 ..........
13900-00-00-02500 Monticola 04-18-89 06-22-90 ..........
Historic Survey Sources:
O'Dell, Jeffrey M., and Margaret Walsh
1983 Historic Sites Reconnaissance and lntensive Survey, 1979-83. Virginia Division of Historic
Landmarks.
Land and Community Associates
1991 National Register Nomination for the Southwest Mountains Rural Historic District. Virginia
Department of Historic Resources, Richmond.
Mattson, Richard, Frances Alexander, Daniel Cassedy, and Geoffrey Henry
1995 From the Monacans to Monticello and Beyond: Prehistoric and Historic Contexts for Albemarle_
County, Virginia. Garrow and Associates. Submitted to Virginia Department of Historic
Resources.
Henry, Geoffrey B., Stephen G. DelSordo, Melinda B. Frierson and Janet L. Friedman
1995 Historic Architectural Survey of Albemarle County Villages. Dames and Moore. Submitted to
Virginia Department of Historic Resources.
Hantman, Jeffrey
1985 The Archaeology of Albemarle County. University of Virginia Archaeological Survey
Monograph 2.
Meyer, Richard, and Andrea K. Foster
1988 A Phase I Historic Architec~ral Survey for the U.S. Route 29 Corridor Study, Charlottesville
and Albemarle County, Virginia. John Milner Associates, Inc., West Chester, Pa. Submitted to the
Virginia Department of Transportation, Richmond.
Stevens, J. Sanderson, and Donna Seifert
1990 Phase I Archaeological Investigations of the U.S. Route 29 Corridor Study, Charlottesville and
Albemarle County, Virginia. John Milner Associates, Alexandria, Virginia. Submitted to the Sverdrup
Corporation, Falls Church, Virginia, and the Virginia Department of Transportation, Richmond.
3Also in Fluvanna County (includes all parcels within the Town of Scottsville Corporate
Limits before 1994 annexation.)
116
OPEN SPACE PLANNI'NG
The Open Space and Critical Resources Plan
The Albemarle County Open Space and Critical Resources Plan was adopted as an amendment to the
Comprehensive Plan on July 15, 1992. It is referred to as the Open Space Plan, and is contained in an attached,
separate document along with the Concept Map, and the Development Area Maps (formerly called Growth Area
Maps). This Comprehensive Plan update will revise the follOwing provisions of the 1992' OPen Space Plan:
Comprehensive Plan goals, objectives and strategies for: sustainability; natural, scenic, and historic resources;
agricultural and forestry resources; and open space planning. Many of the goals, objectives and strategies of
this Comprehensive Plan have been revised from those which are referenced in the Open Space Plan.
The list of Mountains identified in the Open Space Plan by contour elevation and the corresponding
Mountains as delineated on the Concept Map. The revised list is included with the section on Mountains on
page --.
Open Space Plan Summary
OBJECTIVE: Protect the County's open space for its environmental, aesthetic, cultural, agricultural/f orestal
and recreational value.
The purpose of the Open Space Plan is to guide efforts to plan for and protect open space in the County in a
comprehensive and integrated fashion. Open space is important to protect and utilize for its environmental,
aesthetic, cultural, agricultural/forestal, and recreational value. Open space can be protected using appropriate
voluntary, cooperative, public and private efforts, as well as regulatory measures.
The Open Space Plan consolidates all currently available information regarding natural, scenic, historic, and
agricultural/forestal resources in the County in order to identify the most important areas to protect as open space.
It identifies four major systems of open space which extend across the boundaries of the Rural Area and the
Development Areas: Major Stream Valleys, Important Farmlands and Forests, Mountains, and Cultural Resources.
This information is shown on maps at two scales:
The Open Space Concept Map is a reference map of resources for the entire County. It is intended to serve
two functions: to guide open space decision-making in the County as a whole, by identifying major open
space systems which are the most important open space lands to protect; and to provide a starting point for
the ongoing identification and protec.tion of Rural Area open space resources.
The Development Areas Open Spac~ Maps are specific maps which delineate important open space within
the designated Development Areas. They are to be used as the primary guide for the protection and
acquisition of open space within the Urban Area Neighborhoods, the Communities, and Villages.
The Plan also proposes additional study of Rural Area resources, called a Critical Resource Inventory, which
would supplement the information shown on the Concept Map. The inventory would represent the rural
equivalent of the detailed Development Area Maps.
Strategy: Use the Open Space Maps to guide open space planning decisions and to identify and protect
significant resources as development occurs in theDevelopment Areas and Rural Aret~ (See Open Space Plan
Implementation Section for procedure.)
117
Critical Resource Inventory
OBJECTIVE: Continue to plan for open space and significant resource protection by completing the Critical
Resource Inventory.
An inventory of significant natural, scenic, and hiStOric resources, predominantly in the Rural Area, is needed in
order to complete the Open Space Plan. A Critical ResOUrce Inventory would supplement the information on
significant resources currently available for bOth the Rural Area and the Development Areas. Significant
resources which require further study, identification and mapping include:
Biological resources;
' Historic and archaeological sites;
Agricultural and forestry lands; and
Scenic roads and streams.
Biological resources include plant and animal communitieS and their habitatS~ This categorY alS° maY include
natural areas, old growth forests, and rare, threatened, and endangered species of plants and animals. An inventory
of biological resources is discussed on page -.
Historic resources surveys and inventory are discussed on page -. Archaeological sites haVe not Yet been
comprehensively studied and located.
Agricultural and forestry resources are discussed on page -. More specific mapping of agricultural.and forestry
resources, and historic and archaeological resources may be accomplished when a Geographic Information System
becomes available.
Scenic roads and streams need to be further studied and identified. They are discussed on page -.
A Geographic Information System (GIS) would facilitate identification of resources on a County-wide basis. A
GIS could be used to generate overlay maps and allow a more accurate assesssment of detailed information such
as critical slopes and soils, and parcel-based information, such as agricultural/forestal districts.
Following completion of the inventory, the Concept Map and recommendations of the Comprehensive Plan should
be amended to reflect the additional information.
Strategy: Implement a geographic information system (GIS) to facilitate identification of significant resources
on a County-wide basis, and to generate overlay maps which would allow amore accurate assessment of these
resources.
Easement Program and Public Lands
OBJECTIVE: Promote protection through easement, purchase or donation of fee simple or development
rights, those important open space lands which cannot be adequately protected through regulation.
OBJECTIVE: Identify open space areas suitable for public access or recreation. Promote the use of
significant natural or man-made corridors as linear parks to provide a unique recreational opportunity.
Voluntary donation of easements is an excellent method of open space and natural resource protection. The
landowner who donates an easement permanently protects the land, while retaining ownership and enjoyment of
the property. In many cases an easement may provide estate planning benefits. There is no public access to
easement properties. The public benefits because areas with important open space resources are permanently
protected without additional regulation, and without cost to the County. Any loss in taxes is offset by the reduced
need for services.
Purchase of development rights (PDR) is similar in effect to a conservation easement except the development
118
rights are purchased from willing landowners by a county or other entitiy. Resources are identified for protection
based on the Comprehensive Plan. The success ofa PDR program is limited by available funds, which may be
obtained from various sources. The landowner retains ownership, and the property is protected in perpetuity. The
County's appointed PDR Committee has made recommendations regarding implemntation of a PDR program.
In some cases, fee simple purchase is a preferred alternative, when public ownership and access is warranted, as
in a public park. The County currently owns in fee simple the Preddy Creek tract which could be opened for
public access. The Preddy Creek tract should be evaluated as a potential natural area for public enjoyment of
natural history and pa.ssive recreation. (Also see Parks and Recreation Recommendation, page 148 of Land Use
Plan.)
Strategy: Actively encourage and facilitate the donation of voluntary easements consistent with the Open
Space Plan. Easements should be donated to the Virginia Outdoors Foundation (VOF). If not acceptable to
I/OF, then easements should be donated to the Recreational Facilities Authority.
Strategy: Utilizing the Recreational Facilities Authority, provide information to the public regarding the
benefits and means of protecting open space through easements and other voluntary techniques.
Strategy: Pursue a purchase of development rights (PDR) program as recommended by the PDR committee.
Strategy: Pursue enabling legislation to permit a density transfer program or Transfer of Development Rights
(TDR) progratr~
Strategy: Utilizing the Recreational Facilities Authority develop a County acquisition progran~ The Authority
should investigate methods of acquisition and methods of funding acquisitions and long term management
costs. Pursue legislation as necessary to implement open space funding measures. (Such as a transfer tax or
impact fees.)
Strategy: Use the Composite Maps to guide acquisition in the Development Areas. When the Critical
Resource Inventory is completed, expand the program to include important Rural Area open space.
Strategy: Coordinate public and private acquisition programs for open space lands to avoid duplication of
efforts.
Strategy: Due to the regional nature of the proposed greenway corridors and the regional use of certain
existing parks, evaluate a regional approach to parks/open space managemen~
Strategy: Further study the following areas for open space~recreation potential:
Urban Area
Potential park:
In Neighborhoods 4 and 5, possibly along Biscuit Run or
opposite Azalea Park;
Hollymead
Potential park:
Area northeast of the Route 29~Route 643 intersection;
Crozet
Potential park:
Area northwest of the proposed Lickinghole Creek basin;
Area along Powell's Creek and adjacent to Orchard Acres;
Earlysville
Potential park:
119
Area within Earlysville Forest designated for recreation.
Rural Area
Potential natural area for passive recreation:
Preddy Creek tract
120
Urban Open Spaces
OBJECTIVE: Recognize the value of urban open spaces (including among others: greenways, greens,
squares, courts, plazas, urban parks and playgrounds, street medians, and tree lawns between street and
sidewalk) as a structuring element in emerging urban areas, and as a part of a larger network of urban open
space which may be linked to the rural open space syster~
There is a fundamental difference in the value and character of open space in urban and rural situations. In the
Rural Area, the County is often seeking to conserve large systems of land of particular value (such as agricultural
and forestry lands) or to preserve areas of significant resources (mountain ridges, stream valleys, wildlife habitat.)
WhereaS, in urban areaS some Preservation of natural areas (such aS stream valleys) occurs, but more often, open
spaces are designed and created. Their value to the community is determined by their shape, configuration, and
relationship to buildings and other built forms, as well as their natural attributes.
Urban open spaces will become more important aS the County's Development Areas become denser and as
additional urban areas are developed. The Open Space Plan's Development Area Maps delineate the resource
areas which should be consistently maintained for open space as development occurs. In addition, specifically
designed open spaces should be incorporated as amenities into urban developments to offset the higher densities.
In evaluating higher density proposals, the County will consider how they relate to existing open space systems,
and how they create new open spaces. In his book, Open Spaces, August Heckscher states:
"Each city [urban area] is a place of its own, its uniqueness determined in large measure by patterns
created by the alternation of stmcure and void, of buildings and spaces between. The larger green spaces,
parks and parkways, riverbanks and waterfronts, give to a city the coherence that allows the urban dweller
to have a feeling for the whole."
"Such green spaces may be viewed as the city's skeleton. They are the underlying structure from which
depend neighborhoods, institutional complexes, and business centers. A person who knows his parks can
tell where he lives...and because parks are so often the product of basic topography, he should not be
ignorant of how his city is related to land, to river, to sea."
Greenways are discussed in detail, but all types of urban open spaces are recognized for their importance in
providing structure to urban design, and contributing to the quality of life of all County residents.
Strategy: Evaluate all Development Area proposals for their contribution to the urban open space networlc
121
Greenways
OBJECTIVE: Establish a County-wide network of greenway trails for conservation, recreation,
transportation and education throughout Albemarle County, and linked to trails in the City of Charlottesville.
Introduction
This section of the Comprehensive Plan is intended to serve as a guide for the establishment of a County-wide
network of greenways. Recommended in this section'is the construction of an approximately 52 linear miles
greenway.network along streams and rivers, along with proposed actions to implement and maintain this system.
The purpose of the system is to link people to the area's natural, recreational, cultural and commercial resources.
The provision ofgreenways are recommended in the Land Use Plan Section of this Comprehensive Plan, the Open
Space and Critical Resources Plan and the completed Neighborhood Plans (Neighborhood Three [Pantops] Plan
and the Crozet Community Study).
It is recognized that this is an ambitious plan and that development will be a very long term project (beyond 50
years). It is also recognized that full development of this plan may never be realized due to financial constraints,
topography, or a property owner's unwillingness to locate a trail on his 'or her property. The trail locations
proposed in this section are conceptual in nature. Ultimate location of a trail may not be along a river or stream
corridor due to steep slopes, soil type, sensitive resources, environmental resources or other community concerns.
Also, there may be areas identified in this section for a greenway trail, that for various reasons do not lend-
themselves for trail construction.
It is expected that certain trail segments within the total greenway network will be established as high priority
prujects and resources will be initially target for the construction of these trail segments. It is expected that large
portions of the greenway system will be built on an opportunistic basis by various civic groups and/or member
of the development community. Prior to construction of any trail segment, a detail plan with the specific trail
location and type will be formulated to allow community input and comments.
The construction ofa greenway system is a huge undertaking that inVolves many different groups and individuals,
therefore, it is important to generate broad community support for the plan, prioritize areas for development, and
utilize creative and innovative methods of funding and developing the greenways.
The complete Greenways Plan is attached as an appendix to this Comprehensive Plan.
What are Greenways?
Greenways are areas of open space, usually linear in nature. They are often located along streams/rivers, utility
easements, abandoned railroads and along roadways. The proposed Albemarle County greenway system is located
primarily along streams and rivers; however, there are some sections proposed to be located away from water-
courses.
The Albemarle County greenway system has four major functions:
Protect important and/or sensitive resources - Greenways corridors can function to preserve and maintain
stream side forests arid buffer areas which are highly productive and diverse systems which provide many
important benefits. The quality of water can be maintained or improved by forested buffer strips along
streams and rivers. The trees and shrubs filter and trap sediments and absorb pollutants from overland runoff
and from the shallow ground water zone. The major pollutants include herbicides and the nutrients nitrogen
and phosphorus. Although these nutrients are essential for the growth and development of all plants, an
overabundance of either one may upset the delicate balance of the plant-nutrient-water relationship and
actually become toxic to plants and animals.
The stream side forest and buffer areas are not only vital in improving water quality, but they generally
house a great variety of plants and habitats, which is the main reason why they produce a great diversity
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of wildlife. Trees and shrubs are important for nesting birds and other animals and produce an abundance
of food for wildlife. Contiguous forest areas also provide protective pathways for safe movement or
migration of animals.
Stream side forest and buffer areas make streams and rivers suitable for many kinds of fish and other
aquatic creatures. Tree roots help stabilize the stream bank and provide cover for fish, crayfish and
aquatic insects. Plant materials that fall into the stream/river are a vital food source for many organisms.
Bacteria, fungi, aquatic insects larvae, crayfish and other invertebrates break down this plant material into
small particles. This very fine plant material known as detritus, is used as food by many small aquatic
animals such as minnows and insect larvae, which are major food source for the larger game fish.
Also greenways serve as overflow areas to absorb storm runoff and prevent flood damage; recharge
aquifers; and maintain settings for natural and historic features, particularly historic and prehistoric
archeological sites.
Provide recreational and educational opportunities - Greenways provide recreational opportunities such as
hiking, bicycling, fishing, picnicking and Canoeing. Also, greenways can function as "living classrooms" for
nature studies of life histories and behavior of plants, animals and fish. These areas also have a great variety
of birds making them favorite sites for bird watchers. Greenways increase the public's awareness of the
environment.
Provide an alternative transportation system - Greenways can function to provide pedestrian and in some
cases~ bicycle connections to natural, recreational, commercial and cultural resources. Portions of the planned
greenway system in the County will be located near a large segment of the County's population, allowing
citizens to travel by foot and bicycle instead of by the automobile to parks, activity centers and commercial
areas. Greenways will provide important connections between County neighborhoods and provide an excellent
opportunity to promote public access to rivers and streams and improve the overall environment of the
neighborhood. Greenways can help build Albemarle County's sustainable future by connecting people and
land in a manner that helps re-establish the close connections between the environment, economy and society.
Provide an economic benefit- Greenways can promote the areas economy while maintaining environmental
assets directly in terms of eeo-tourism, and indirectly, in terms of increased property values. Commercial
properties, especially restaurants can consider greenway/river oriented developmem. Design could encourage
trail users to come-up to the shopping/commercial area and encourage shoppers to visit the river.
General Principles
1. Establish a greenway system in Albemarle County that provides:
· Protection of river corridor vegetation, water quality and the viability of wildlife habitats;
· Recreational opportunities such as hiking, bicycling and fishing close to residential areas;
· An alternative transportation link of the Coun.ty's and City's communities, parks, activity centers,
schools, and commercial and office areas, thus reducing traffic congestion; and
· Educational opportunities such as nature hikes, species and plant identification, and interpretation of
historic, architectural and natural resources.
Coordinate adjacent land development with consideration of the greenway, so that existing and future
development will be integrated and harmonious with the greenwaysystem. Integrate existing off-river/stream
trails into the greenway system. Encourage public involvement in the planning and development of the
greenway system.
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o
Provide a cost-efficient trail system while meeting the principles oUtlined. Provide long-term-funding,
maintenance, and administration for the implementation of the greenway system through a public-private
partnership.
4. Develop community pride in the greenway system by increasing people's aWareness and appreciation of the
greenway system through promotions and special events.
Existing Greenway Facilities
Currently, the only section of greenway in the County is a 2,700 foot section which is located between Elks Drive
and the Rivanna River, from Route 250 East north to Darden Towe Park. Currently, minimal improvements have
been made to this section of greenway. However, the County has received an ISTEA grant to provide major
improvements to this section. Connecting to this County segment, there is a 1.32 mile greenway with a 10 foot'
pedestrian/bicycle crushed stone trail located in the City south of Route 250 East along the Rivanna River.
Dedication, or reservation for future dedication, of land for the construction of a future greenway trail has been
made at the following locatiOnSi 1) Riverrun; 2) Glenmore; 3) Rivanna ReservOir at the end of Woodbum Road;
4) Rivanna Reservoir north and east of Hydraulic Road; 5) Moores Creek at Avon Street; and 6) Biscuit Run
adjacent to Foxcroft.
Greenway Advisory Committee
A Greenway Advisory Committee should work with the Albemarle County Planning and Community
Development Department and Parks and Recreation Department, and in cooperation with 'the City of
Charlottesville and Rivanna Trails Foundation, to oversee and coordinate greenway implementation and
maintenance. Implementing and maintaining a greenway system will require a public/private partnership which
will involve many different groups and agencies. An oversight entity such as this advisory committee is desired
to facilitate communications among the agencies, organizations and citizens groups involved to ensure that actions
are coordinated. Therefore, it is recommended that a new organization tentatively called the Greenway Advisory
Committee be created. Committee membership should consist of representatives from the development
community, landowners, environmental community, civic groups, historic preservation community, naturalists
and business community. Also, a person(s) with a biological background that understand such areas as botany,
ornithology, mammals, etc. should be represented on the committee. The proposed responsibilities of this
Committee may include:
· Prioritize the various greenway projects.
· Determine methods to promote and fund the greenway system.
· Review trail plans to ensure that they are designed in a manner that adheres to agreed upon locations and
standards.
· Serve as advisory to the development process as necessary, and suggest methods in which a site can connect
or be integrated into the greenway system.
· Coordinate efforts of County Government agencies, private organizations, land owners and developers on
matters involving the greenway system.
· Propose recommendations to the County such as amendments to current zoning and subdivision regulations
to facilitate implementation.
· Refer landowners to appropriate land trusts; be pro-active in acquiring right-of-way/donation of land for
greenways.
· Work with the community and allow for citizen's input on trail related issues.
· Arrange and coordinate operation and maintenance of the greenway system with volunteers and cooperating
organizations.
Strategy: Establish a Greenway Advisory Committee to assist the County in designing, implementing,
promoting, and maintaining a greenway systent
Strategy: Develop guidelines to identify appropriate greenway trail types and locations, design features for
the various greenways, trail access points and trail facilities.
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Strategy: Explore biking, jogging and pedestrian alternatives for railroad rights-of-way if any line is
abandoned. Of particular interest are the sections from the Urban Area to Crozet and the Blue Ridge
Mountains, and from the Urban Area to Shadweli along the Rivanna River.
Strategy: Explore a pedestrian trail system along existing public roads and trails in Mountain areas.
Greenway System Network
The following areas below have been identified by the County as the general location for the greenway network
along river and streams. These areas should be viewed as providing the main components of an overall greenway
system. The maps in the Greenways Plan in the Appendix showing the location and type of trails are intended
to be conceptual in nature and do not address details. Instead, these maps are intended to provide a framework
for the implementation of the greenway system, and are not intended to preclude future opportunities for
greenways not shown here. It is assumed that exact locations of trails will be determined in cooperation with
communities and property owners of the area.
URBAN AREA (NEIGHBORHOODS 1-7) AND RIVANNA VILLAGE
- Rivanna River from the Ivy Creek Natural Area to Rivanna Village/Milton Airport.
- Moores Creek and tributary from the Rivanna River to Ragged Mountain ReserVoir.
Biscuit Run from Moores Creek to the southern portion of the Neighborhood 4 & 5 boundary.
Meadow Creek from the Rivanna River to Brookmill Subdivision (Portions of this trail are in the City).
HOLLYMEAD/PINEY 'MOUNTAIN
Powell Creek and tributary stream from the South Fork Rivanna River to the Forest Lakes/Jefferson Village
area.
Jacobs Run and the North Fork Rivanna River from Chris Greene Lake to the eastern boundary of the
Hollymead Development Area.
CROZET
Powells Creek from Jarmans Gap Road/Orchard Acres to Crozet Avenue.
Lickinghole Creek from the Lickinghole Creek sedimentation basin to Brookwood subdivision.
Slabtown Branch from Crozet Avenue to the Brownsville/Henley School compleX.
Parrot Branch from the Crozet Elementary School to the Beaver Creek Reservoir.
RURAL AREA
- Rivanna River from the eastern portion of the Rivanna Village to Fluvanna County.
- James River from Fluvanna County to Nelson County.
- Unnamed tributary of Moores Creek from the Charlottesville Reservoir to Reservoir
Road.
Strategy: Utilize the Comprehensive Plan greenway maps (in the Appendix) as a conceptual plan for
implementing the greenway systena
Greenway Trail Implementation
The process of turning a plan for the greenway system into a reality is a complex but exciting challenge that will
require a cooperative effort involving many different people and organizations. While the total land area of the
proposed greenway is relatively small, its benefits will be widely felt.
It is unlikely that a single entity such as the Albemarle County Government can or will have the means to acquire
or manage the extensive system proposed in this section. Therefore, it is recommended that the network of
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greenways be owned and managed through a partnership effort. The system should be established piece by piece,
by a number of entities using various methods. The Greenway Advisory Committee will coordinate the activities
of the partners in implementing the greenway system. Possible partners include the Rivanna Trails FOundation,
developers, landowners,citizen groups, non-profit organizations,State agencies, and other localities including the
City of Charlottesville.
Recommendation:
· Work with private and government agencies at the local, state, regional and national levels to implement a
greenway system in Albemarle County.
The following proposed actions should be considered by the County to implement the Greenway Plan:
PRIORITIZE GREENWAY SEGMENTS
The Greenways Advisory Committee should initially select two greenway segments of one to three miles long as
'high priority for trail construction within a 5-10 year time frame. This action is proposed in order to bring
recognition to the greenway section of the Comprehensive Plan and to launch the greenway implementation
process. The two greenway trail segments selected should be easily accessible and relatively easy to implement.
Securing the necessary funds for the greenway construction and maintenance should become a cooperative effort
between the County, the Greenway Advisory Committee and the greenway partners. Other trail segments
identified should be built during this initial phase of implementation on an opportunistic basis.
Recommendation:
· The Greenways Advisory Committee should propose two pilot greenways. The greenway segments selected
should be easily accessible and relatively easy to implement.
INCORPORATION OF THE GREENWAY PLAN INTO THE DEVELOPMENT PROCESS
During the development process, the County Planning Department will identify areas proposed for trail locations.
The areas identified will be the highest priority in open space dedication, and the County will seek, through
dedication, donation or open space easement, the preservation of these corridors and the possible development.
of trails as identified in this section. Also, new and existing residential and nonresidential developments should
consider providing internal trails that link their development to the greenway.
Developers may increase the marketability of their developments and provide amenities by contributing to' the
greenway system. Protected scenic views, open space and trails near or adjacent to residential or nonresidential
developments are valuable amenities and economic studies indicate that such amenities increase the value of the
site.
Recommendation:
· Encourage developers to contribute to the greenway network by dedicating land, donating easements or funds,
or constructing a portion of the greenway trail.
INDIVIDUAL LANDOWNERS
Public greenway trails may have an impact on a landowner's privacy. Some people fear that a greenway trail may
bring litter, vandalism, and other crimes, believing that security measures may be needed to protect them against
these problems. On the other hand, many people who live along greenways elsewhere, speak enthusiastically
.about the. benefits of their trail: they enjoy the nearby recreation, protection of trees and open space, and resulting
increase m property values. Crime has not been a major problem on trails in other parts of the country. When
126
a trail receives regular use, the presence of people discourages crimes.
Recommendations:
Encourage individual landowners whose land, or parts thereof, could be part of the greenway network to
donate land or easements.
· Support the establishment of methods to address safety and maintenance concerns of adjacent property
owners.
METHODS OF OBTAINING LAND
In most cases, outright pumhase of land by the County or a private organization may be the best way to establish
a greenway; however, there are other methods of obtaining land needed for the greenway system such private
donations and voluntary conservation or public access easements. It is not the County's intent to utilize the right
of eminent domain to acquire land for the greenway system.
SOURCES OF GREENWAY FUNDING
The County. should explOre sources of financing available from organizations who support and encourage
greenway development in Virginia.
Recommendations:
· Utilize the Greenway Advisory Committee to solicit private donations of land for the greenway system.
· Continue annual funding in the County's Capital Improvement Program to be used for land acquisition and
development of the greenway system.
· Attempt to obtain private, federal and State funds for the construction of the greenway system.
· Attempt to initiate a fund raiser campiagn for the implentaion of the greenway system.
MAINTENANCE
Maintenance is one need of the greenway trail that is often overlooked. Administrative overhead can be reduced
if portions of the greenway can be maintained by private organizations involved with the greenway system. The
trail must be maintained on a regular basis. The issues that are most likely to cause concerns for adjacent residents
are maintenance related such as-trash, overgrown weeds, fallen limbs or trees, and insufficient or poorly
maintained screening that buffers the homes from the trail. Once a trail is established a regular maintenance
schedule should be put in place. In addition, funds should be reserved for major maintenance problems that may
arise from storm and/or flood damage.
Neighborhood groups, church groups, and civic groups such as scout troops, garden clubs and Rotary Clubs, may
wish to participate in an "Adopt-a-Greenway" program to maintain a section of the greenway network. As
mentioned earlier, it is proposed that the Greenway Advisory Committee would publicize and build citizens
support for greenways, and to coordinate citizen volunteer programs to assist with maintenance.
Recommendations:
· The County's Parks and Recreation Department will be primarily responsible for maintaining the greenway
system.
· Utilize the proposed Greenway Advisory Committee as an outreach group to'build community support, and
127
coordinate volunteer programs to maintain segments of the greenway system.
PUBLIC AWARENESS
Local awareness and interest in the development of a greenway system is critical for success. Promotion and
marketing are key ingredients of a successful greenway system. Often when a trail project is promoted people
assume that it will be completed in a short period of time. It is imperative that people are aware the greenway
system is a long term project. It is also essential to maintain contact with local interest groups and keep them
appraised of the project's status in order to cultivate support. Encourage citizen participation in the development
of the Greenway Plans to give the community a "stake" in the success of the greenway system. Increase
community awareness of the existing greenway system and future planned segments by providing brochure which
include maps, length 'of trails, photographs, directions, park logos, etc. Have regular events on the trail such as
nature walks, bird-watching, trail/river clean-up days, photo competitions, walk-a-thon, etc.
Recommendations:
· Encourage public involvement in the planning and development of the greenway system.
· Inform and educate the public about opportunities generated by the greenway system.
· Utilize the Greenway Advisory Committee to promote the greenway system.
128
APPENDIX
COunty of Albemarle
Proposed Mounta
Where has Nature spread so rich a mantle under.~thg.~.eye?
Mountains, forests, rocks, rivers. With what majesty do we there
ride above the storms!
workhouse of nature, to see her clouds, hail, snow, rain, thunder,
all fabricated at our feet! And the glorious Sun, when rising as if
out of a distant, water, just gilding the tops of the mountains, and
giving life to all nature.
--Thomas-Jefferson on Albe~rle,.s_ ,moun~igs
' FINAL REPORT
Mountain Protection Com~i~g
~: August 1, 1996
MOUNTAIN PROTECTION coMMiTTE
The Mountain Protection Committee consisting of 12 citizens appointed by the Board of
Supervisors, met regularly from June, 1995 through July, 1996.
The Committee reviewed existing County ordinances and regulations to assess the degree to
which these public values are adequately protected at present. The County attorney as well as the
Piedmont Environmental Council's staff attorney and Page Gilliam, a member of the Mountain
Protection Committee and an attorney, reviewed the constitutional issue of taking without just
compensation and Virginia legislative authority for local mountain protection.
Other presentations were made by Natural Resource Conservation Service, Virginia Department
of Forestry, County Department of Planning and Community Development, Department of Zoning,
Building Inspections Department, the Water Resource Manager, and the County Design Planner. A
member of the University of Virginia's Department of Astronomy gave a presentation and conducted
a field trip on outdoor lighting and dark night sky as a natural resource.
,The Committee identified resources present in the mountainous areas Of Albemarle County that it
is in the public interest to protect:
· public safety
· soil
· water quality and quantity
· forest and agricultural resources
· plant and animal habitat
· scenic resources and their economic impact
· dark sky
· tourism
The Committee reviewed ordinances pertaining to mountain protection from other localities in
Virginia. The Clarke County Mountain Land Plan (1994) provides the closest parallel in Virginia,
seeking to protect, "forest resources, surface water quality, ground water, wildlife habitats and
ecosystems, scenic values, and well-sited development compatible with the above five resources."
The Committee also considered the balance between public values and the private interests of the
mountain landowners in developing recommendations.
Finally, the Committee drafted re~S~at provide for the assurance of~th~ .h. e3J~h,
............. i-.' 'i ~'~i'i' .~.-i'.i.i .i'-~ arid ~tir~~l;i6dt-~the County.
safety and welfare of.C~nty residents, both within the mountain areas ..................... .
The will forwarded to the Board of Supervisors and. ci.fi~z.~g~,~ ......................
groups for comme_mpnor to t
David A. 'Tice, Chairman
Timothy Michel, Vice Chairman
Sherry Buttrick
Page Gilliam
Peter Hallock
Joseph Henley, Jr.
Mark Lorenzoni
William Nitc~.~, Planning Commission liai~on
Carleton Ray
William Rieley
Alexander.~Ees, ex-officio, Shenandoah Nafi0nol Park
Sally Thomas, Board of Supervisors liaison
Mary Joy Scala, Staff
Sixty-six percent (66%) of Albemar!e_b.OU.$~qholds favor a regulation
to preserve the appearance or.cb a,r c r of highly visil~le mountains
and ridges.
1994 Albem..arle..,~,._C.~nty Planning Needs Survey, Center for Survey
Research, University of Virginia
Albemafle's mountains have been and continue to be a source of income, natural resources, scenic
beauty, and recreation. In fact, mountains may be said to define much of the character of Albemarle
County. Directly and indirectly, the County's mountainous areas provide tens of millions of dollars
to the local community in employment, tourism, and agricultural and forest products. Beyond the
economic benefits, the mountains provide important natural functions, such as provision of clean
water, contributions to healthy air, and habitats for many of the County's plant and animal species.
And, to many residents, the blue backdrop of the mountains gives Albemarle County in large
measure its "sense of place," that quality which makes this area a special place to its residents and
visitors and consistently ranked among the top places to live in the United States.
SUMMARY OF RECOMMENDATIONS- ...........................................
1. Delineation of a Mountain Overlay District describing the area containing the
critical resources of the mountains, and recommendations which ensure health and
safety of the mountain area's residents and control possible degradation of County's
resources from activities within the District. These recommendations are applicable
exclusively within the Mountain Overlay District.
2. Recommendation of County-wid~ application: Lighting Ordinance.
ADDITIONAL PLANNING TOOLS
Recommendations in this category assert the fundamental premise that planning for a
sustainable future of the County must examine the County, its resources and
developmental needs, from a comprehensive point of view. These strategies for the
protection of mountain resources benefiting the County and City of Charlottesville
proceed from the assumption of an interrelation between healthy rural and healthy
urban areas,
ALBEMARLE'S MOUNTA ' RESO CES
Albemarle's mountains are unique areas of the CoUnty Which are distinguiShed by the
natural resources and physical conditions listed below. Such resources and conditions are
found in other areas of the County, but only in the mountains do they occur in such
combination, as extensively, and to such extremes.
Critical Slopes: In Albemarle's mountains COntinuous critical slopes in-excess of 50% can be
found for distances of up to one mile, and in some cases, longer. Concerns regarding disturbance of
steep land become pronounced in mountain areas due to generally shallow soils and length of grade
on side slopes. Soil erosion, surface water runoff, and septic system contamination are amplified in
these areas.
Soil: Forest cover is the optimum land use for minimiZing S°il erosion and'maXimizing Water
quality. Soils on steep slopes are typically more erodible than in other areas. Inaccessibility and
isolated location of development sites in mouhtain areas necessitate longer driveways and access
roads over more highly erodible Soil's ~h~iii.~6~i:~/i:~i~f~`t~ie~C6i~fi~~i~{i.~w~.~?s~i~.~s
roads disturb many times more land area than a dwelling itself. The United states Department of
Agriculture states in Handbook 537, "Both the length and steepness of the land sloPe substantially
affect the rate of soil erosion by water." (p.12) This Handbook reports that, other variables such as
cover and soil type being equal, soil loss on a slope of 20 degrees is 3 1/2 times greater than soil loss
on an equivalent slope of 9 degrees. When the length
to 600 feet, as in"a mountain slope, the soil loss is 10 times as great. Albemarle County
Comprehensive Plan: "Soils are a natural resource which require proper use and
preservation...Improper use of soils may '~-esult in accelerated soil erosion and sedimentation, ground
or surface water pollution, landslides, flooding, drainage problems, failed septic systems,
construction problems, and unproductive agricUltural and forestal lands." (p.75)
Water Quality and Quantity:
addition to increased demand will necessitate the building of the 26 milliOn dollar Buck Mountain
Reservoir before 2040. The South Rivan~aReserv0ir loses 13 million gallons of storage capacity
annually as a result of sedimentation. The Ragged Mountain Reservoir, by contrast, loses no
appreciable capacity. Albemarle County COmprehensive Plan: "Goal: Protect the County's surface
water and ground water supplies for the benefit of Albemarle County, the City of Charlottesville, the
Town of Scottsville, and downstream interests .... Protection of water resources is of vital importance
to Albemarle County and Virginia in general. Albemarle's location adjacent to the Blue Ridge
Mountains provides both the advantage of clean headwaters, and a responsibility to protect them.
The County's Rural Areas play a crucial rolein water supply protection::.The maintenance of pasture
and especially forestal areas is generally beneficial to water quality." (p.57)
Sedimentation of Albemade's public drinking water reservoirs in '
Photograph courtesy of G; Carleton Ray
Forest and Agricultural Resources: Now that The Eastern Deciduous Forest, largely cut
during the 18th and 19th centuries, is returning, the mountains of the County are almost entirely in
forest cover, with the remaining acreage~ in orchards and pasture. The principal threat to the
County's mountain forests and farms has now become fragmentation and conversion to residential
land use. The County's Agricultural/Forestal Industries Support Committee states," Continued
forest fragmentation is probably the bigges~ thr~at to the future viability of the forest industry in
Albemarle County...As parcel size declines, operability for timber harvesting decreases. Forest sizes
below 40 acres are difficult to manage economically. The proximity of houses and other structures
escalates the problem." A viable forest industry is an essential economic incentive to maintenance
of forestland.' The COfi{'prShensiv~'pl'~n'c;f'~b~m~arie County place~ agi~iCuit~re and forestry above
residential land use in importance in the County's Rural Areas. The Mountain areas are zoned
almost exclusively Rural Areas. The Rabun-Myersville-Catoctin soil association on the
Southwest-Carters Mountain chain is among the most productive hardwood forest soils in the
Commor~wealth
A Mountain Orchard Near Covesville
Photograph courtesy of G. Carleton Ray
5
Debris Flows: The U.S. Geological Survey's report, Landslide and DebriS-F10TM Hazards CauSed
by the jUne 27.1995 St°rm in MadiSon CoUnty., Virginia, states the following:
Fast moving flows of mud and rock, called debris flows, are among the most destructive
types of landslides and are responsible for substantial damage and loss of life
worldwide...Their consistency ranges from watery mud to stiff, rocky mud similar to wet
concrete and dense enough to carry boulders, trees and cars .. Debris flows are triggered
predominantly by adding moisture to soil. on steep slopes faster than the moisture can drain
away'leading to a temporary condition of perched water in the soil...i They commonly start
on steep hillsides as Shallow s0il slides ~hat_liquify, accelerate to speeds of 35 miles per hour
or more, and flow down hillSl°pes and' channels until SlOwing °n more gentle ground.
The North Fork of the Moo~an's ~yer.~experienced debris 'flows duringthe juhe,"1995 'flood.
Some of the Moorman.'s debris .flqw. s. were .thq~gg~s o.f fee~ long, and created massive swaths of
destruction Debris flows are recurring episodes. POrtions Of Albemarle's mountains als°
experienced flews from Hurricane Cami!l_e i¢.!~769
: : : ~vsoorman s euver tseons mow,_ June, 1995
phot°graPhcourtesy of'Gl carlet0n Ray
Habitg~;:: i Ai.t~ough a number of na~ive species such as the Whitertailed dee~
nearly vanished bYthe earlY 1900's have recovered, losses of native biologiCal diVersity (number of
plant and animal specxes and number of md~w.duals ~n each species) are a sxgmficant concern. A
,i; : ::fi~mber of eaStern migratory songbirds are in decline, almost withOUt dOUbt due to human activities:
Those declines are caused by several factors, most importantly, fragmentation of habitat-- the
dividing of large areas into smaller parcels, and the resulting disruption of forest cover. Albemarle
County Comprehen.sive Plan: "Wildlife is a renewable natural resource which requires both
protection and harvesting for proper management. The mountainous areas' of the County contain the
more dense populations of wildlife..." (p.75)
Scenic Resources and their economic impact: 'Albemarle county is well known fOr its scenic
character. Maintaini'ng this character is important to current residents and to prospective residents
and tourists. A number of highly'ViSible` st~c~i:es'-~o'ns~fucte-d i-e~6ntly have occasioned public
concern about the continued scenic quality of the mountain landscape. Public expression of concern
suggests that the scenic quality of the mountains is important to County residents. Albemarle
County Comprehensive Plan states, "Objective: Preserve the County's scenic resources as being
essential to the Cou.nty's rural character, economic vitality, and quality of life. (p.83)... An "issue that
is of importance to'visual impact is the horizon. In a county with as much varied topography as
Albemarle, the natural horizon becomes very 'prominent. Any serious modification of the natural
ridge lines in the County will modify the visual character of an entire area."(p. 87)
UVA ObserVatory, Fan Mountain Photograph courtesy of G. Carleton Ray
Dark Sky: Excessive outdOor lighting in the urban and developed areas of the county is
increasing. The natural resource of dark night sky and its importance to the University's
Observatories has been insufficiently considered in planning processes in the County. Energy
wasted nationally from poorly designed outdoor lighting amounts to more than a billion dollars a
year (International Dark Sky Association, 1990) Poorly designed outdoor lighting creates glare,
which compromises safety especially for drivers, .degrades the quality of the entrance COrridors
leading to the City and degrades the quality of the built environment.
Tourism: TOurism and associated economic benefits related to the mountains continue to grow
in the county. Travel sales in 1994' accounted for 17% of total sales or $109,139,211 in the County.
Each year approximately 1,985,000 People visit Shenandoah National Park. Direct economic benefit
to coUnties adjoining the Park is approximately 85 million dollars per year. In 1990 there were
550,183 visitors to Monticello, which translates into over 159 million'dollars ih"i;eo~fi'U'~'~'fb' the
County.
Southwest MOuntains Near PantoPsDe~el°pment Area
Ray
HISTORY OF MOUNTAINP TID [
ALBEMARLE COUNTY
COMPREHENSIVE PLANNING
Mountain resource protection efforts began in 1971 with the adoption of the ~Count~'s first
Comprehensive Plan. One of the Plan's six Goals was: Respect conservation values, including the
preservation of stream valleys, mountain slopes, watersheds and other open space areas. The Land
Use Plan delineated the mountains as conservation areas. The Natural ResoUrCe Objective was:
Albemarle County is rich in natural resources which include beautiful st!lcm ya!leys' scenic
mountains, abundant woodlands, wildlife habitations, and mineral dePoSitS. A..~ of these resources
are irreplaceable assets which deserve recognition, protection, and proper management. A strategy
was: Mountain slopes of 15% or greater ShOUld be built upon 0nly under carefully exercised
controls; slopes of 25% or greater should not be allowed to develop.
'The 1977 Comprehensive P1an contained the following Goal for the Conservation'~0f Natural
Resources: Conserve the c6Unty's envimnmeni and the baiance r~iits natural ~01o~'.'' This requires
the conservation of water supply impoundment watersheds, the best agricultural land, mineral
deposits, forests, steep slopes, hilltops/ridges, open space vistas, water quality in streams, and flood
hazard areas. These areas should be protected from intensive commercial, industrial, and residential
development. A map of Conservation Areas included hilltopsl major ridge lines, 'slopes Ovei; 15%,
streams/rivers and their valleys, and th6' Rivanna Reservoir watershed. In addition, conservation
measures were also proposed for the County's woodlands. Hillside development standards were
proposed on slopes exceeding 15%, which included' road construction, grading and drainage
standards.
In 1980 a new zoning ordinance was adopted, which included the Rural Areas zoning dist~ff6t to
restrict rural development rights, and the critical slopes provisions. Nearly every mountain is zoned
Rural Areas, and is` affected by the devel°pr~nt rights restrictions, except two small peaks in the
Urban Growth Area. The critical slopes provisions require a. building site, a contiguous area of
land in slopes of less than 25% The regulation is intended to implement the Comprehensive Plan
by protecting and conserving steep hillsides together with public drinking water supplies and flood
plain areas and in recognition of increased potential for soil erosion, sedimentation, water pollution
and septic disposal problems associated with the development of those areas described in the
Comprehensive Plan as critical slopes. It is hereby recognized that such development of critical
slopes may result in: rapid and/or large scale movement of soil and rock; excessive stormwater
run-off; siltation of natural and man-made bodies of water; loss of aesthetic resource; and in the
~ye,nt.0/~ septic system failure, a greater travel distance of septic effluent, all of which constitute
POtential 'dangers to the public health, safety and/or welfare.
The 1982 COmprehensive Plan included envirOnmental standards to protect and conserve natural
resources. The Plan states: Clearing, grading, building, cropping or overgrazing of critical slopes
can result in extensive erosion and landslides or sloughing of soil and rOck; excessive stormwater
runoff; increased siltation and sedimentation of natural. and man-made bodies of watei:i' 10ss of
aesthetic resource and in the event of septic system failure, a greater travel distance of Septic
effluent.
The 1989 Comprehensive Plan states that, 'Natural, scenic, and historic resources are essential to
Albemarle County's rural character, economic vitality and quality of life. Tlae'Plan notes'the-Str6ng
relationship between these- environmental resources, water supply protection, and
agricultural/forestry preservation, which are the major resorts for protecting the RUral Area. 'The
Plan also notes the interd~pehde'fi~; ~6f' en:vironmen~ resources, For ex,pie, the"~iiiht~ii~ri~e"O~f
forested areas protects surface water quality, wildlife habitat, critical slopes, groundwater recharge
areas, and air quality, The 19gg'Plan also discusses design~Standards-for sceni'c'~reiisui:ceil in a
county, with as much varied topography as Albemarle, the natural hOrizOn beCOmes verypi:omih~ntl
Any serious modification of the natural ridge lines in the 'COUnty-Will modifY the ViSual Character 0f
an entire area. The Plan recommended adoption of an Open Space and Critical' ReStdi~ plan,'to
identifY and to develOp` Protection measures for significant natural and scenic resources, including
critical slopes, important wildlife habitat, wooded areas of envirOnmental importancel afid~hilli0pS
The Open Space Plan, adopted July 15, I992 aS'an~amendment to the Comprehensive Plan ,
{d~hiifi~S l~ltUfiiains as One of four major open Space systems Which are th~ most im~ahi'0pen.-
space lands to protect. It lists resources associated with mountains: critical slopes, scenic views,
wildlife habitat, extensive forests, unique soils for orchards, natural areas (iricluding 'geologic
features, and habitats for rare and endangered plants and animals), and headwaters. The Open Space
Plan. defines mountains by a designated elevation contour line, based generally on location Of critical
slopes and areas of visual impact. '
The Open Space Plan recOmmends' the following strategy which was aiso-"added to the
Comprehensive Plan aCtion agenda:
a protection district to protect the SCenic and aesthetic :values
associated with mountains, and to further protect their environmental characteristics."
'The plan states: Visual concerns related to mountains center on disruption. of' the ~relafiv'ely
pristine wooded character which prOvides a sense of continuity, natural beauty, and wilderness.
Extensive ~ritical slopes, combined with high elevations, result in a prominent display of changes to
the mountain landscape. Activities which alter the continuity of the ridgeline or result in excessive
tree' rern0vat"s'hOuld be discouraged.
10
Environmental concems include the loss to development of a unique and beneficial natural
envirenment, and disruption of the natural balance of soils, slope and vegetation. While detailed
studies have not been undertaken at this time, it is anticipated that due to the location of generally
unspoiled and extensive forests, together with a relatively small human and domestic animal
population, mountains may be areas of comparative significance as "natural areas" and "wildlife
habitats." Mountains also provide areas of unique soils suitable for orchards and vineyards between
elevations of 800,1800 feet. Environmental benefits of undisturbed forests often associated with
mountains include increased groundwater recharge, surface water quality, and climate modulation.
In addition, concerns regarding disturbance of steep land become pronounced in mountainous
regions due to generally shallow Soils '~dieri~thT'bf grade on side slopes. Issues related to soil
erosion, surface water runoff, and septic system contamination are amplified in these areas.
The mountain land is largely within the Rural Areas Zoning Classification which permits 5 small
lot divisions per parcel with residual hcreage divisible' into 10ts of 21 acres or larger.
Building requires a 30,000 sq. foot site of less than 25% slope; there are no current regulations
limiting the slopes'upon which driveways may be built or the steepness of driveways.
The Southwest Mountains are recognized as a National and State Rural Historic District. No land
use regulations accompany that designation.
The Open Space Plan identifies the mOuntains as one of four major open SPace systems and
defines the mountains by designated elevation contour lines. The Plan recommends adoption
of regulations to protect mountains.
11
MOUNTAIN
DISTRICT
~EVATION
~ ~ooo ~. oR ~o~m
900 Ft. OR MORE
[~00 Ft, OR MORE
OVERLAY
RECOMMENDA'TiONS
The following recommendations for a Mountain Overlay District and Lighting Ordinance require
specific amendments to the Zoning Ordinance, County Code, Subdivision' OrdinanCe an'd Erosion
and Sediment Control Ordinance. The legal basis for the proposed changes is Virginia Code Section
15.1 - 489, "Purpose of Zoning Ordinances" (see Appendix 2).
1. MOUNTAIN OVERLAY'DISTRI'CT .......
Section 30.7
I. Designate as Mountain OVeilay ~i~tdct thcse i~i'd'S 'idehtified on ~h-e..:Q:~n~ep~ Map ~the 199~
Open SPace P1an as ,,Mbu-fi¥~t~S~,'~ihd llste~.~ih-~h~T~t~/i~,r~~i,~,~gee Appendix i)
Purpose and Intent: The purpose of designating a Mountain Overlay District is to identify those
areas of the County within which it is in the public interest to enact supplemental regulations or
review in order to protect those resources characteristic of or dependent on the mountainous regions
of the County: public safety, water quality, public drinking water reservoir caPacity, soil
conservation, forest resources, plant and animal habitat, scenic values associated with the
mountains and their economic impact, and tourism.
Application: The boundaries of this DistriCt are intended to encompassmountain areas of critical
slopes and areas above such critical slopes that are highly visible and may be dependent for access.
on the areas of critical slope beneath. The District's boundaries are delineated by contour line in the
map labeled Mountain Overlay District and a~c~i~'~i ~h'~' ~{'"~'~ii~'~-'~(~ind in the Albemarle
County. Open Space Plan; the mountains to which the District is applicable ~and e°ntour line above
which the District applies are listed in the table entitled "Mountains."
Definitions: For purposes of this section, "Ridge" and "Crest" shall be defined as in the N.C.
Gen. Stat. Sect. 113A-206: NOrth car61in/i-"~"'P(~i~i~lL~a[~'~'~l~9'8~):
"Ridge"' the elongated Crest or series of crests at the apex or uppermost point of intersection
between' two opposite slopes or sides of a mountain, and includes all land within 100
vertical feet below the elevation of any portion of such line or surface along the crest" as
shown on attached map.
13
"Crest": the uppermost line of a mountain or chain °fm0uniains fi:0in ~which' land falls away
on at least two sides to a lower elevation or elevations"
Permitted Uses:
By Right: Uses permitted by right shall include all uses permitted bY right' in"/he Underlying
districts in accord~ce ~th the provisions hereinafter delineated
By Special Use pebmit! uses Permitted by special use permit shall include all uses permitted by
special use permit in the underlying districts in accordance with the provisions hereinafter
delineated.
height less than 20 feet, such as gazebos, water towers.
discourages towers in the .Mountain Overlay District except in existing tower farms, and supports the
requirement of a Special Permit.
Regulations:
I~) Erosion and sediment.control permit shall be required for all driveways and houses in the
Overlay District.
during constmcuon ~n
criteria of the Erosion
and
~s often disturbs large areas on steep slopes, the effects of erosion
areas are [ y acute. Making all driveway construction meet the
Sediment Control Ordinance and comply with the proVisions of that
C{
le family dwelling. This proposed ordinance would require a plan instead of an agreement'
and wOUld in'6lUde'~ driiieway with the hOuse; ii6~v~ei:,/i~i~d~ s-t~'}ig 15~d~:v~fiway
roes and-CUlvert '10Cati°ns~Wi!!.~be acceptable instead Of dfivewas; plans and profiles.
amendment to the Eros!0~' ~d Sedi~n~t~Co~[pl 0rdi~..e i~..~i~l~!4d~ ~0[.:~l~fity in.._~hese
~ Benefit/COSt: Er6Sion control does add to. constmcti~n.~¢.9st, but this cost as in Other areas where
emsi6n cOntrol'is required, is simply a part of the cost of building responsibly~ 'The b:~n~fit to
downstream quality and soil protection for future generations far outweighs the cost of these
measures.
b~ Ridee nrotection: Buildim, s or structures shall be constructed in a manner that no site
":~: ~'.'~:: diSturb'a~n'c~ °Ccurs Un°n 'the Ri~l~e unless it can be dem°nstrated ~hat such construCti°n would
better protect the above-named mountain resources than its alternative, or unless there is no
alternative to location on the RiOge.
This provision is intended to prevent the development of concentrated runoff high on the
mountains which may have negative impact on soil stability and water quality below. In addition,
preservation of the natural horizon is a stated objective of the County's Comprehensive Plan (p.87)
and is consistent with Va. Code SeCt. 15.i-489~'which ............ ~ncludes "faclhtat[~ng]~' ......... ' ................................ the creation' ........ of a
convenient, attractive and harmonious community" and "preservation of agricultural and forestal
lands and other lands of significance for the proteCtion Of the natural environment'' among the
enabled purposes of zoning regulations.
Benefit/Cost: Little economic impact will be felt because most of the areas 'defined as Ridge are
not currently accessible for building activity. The small economic gain of the building on the Ridge
is offset many times by the damage infli~ted-~ii-~}i'e'
c) Building sites: Building on parcels partially inside the Mountain Overlay District shall occur
on the portion of the parcel outside the District unless iris demonstrated that a building site is'
not available outside the District. ' '
This provision is intended to direct development away from the most environmentally sensitive
and visible portions of those parcels partially within the Mountain District without affecting the
number of development rights on the parcel. Development in remote locations is most costly to the
County in terms of providing services.
Benefit/Cost: This provision would benefit soil conservation, water quality and scenic resources '
by directing development away from environmentally sensitive areas, and lessening the length and
impact of private driveways traversing steep slopes. It would limit the danger of wildfire and
landslide. Administration would require i minimal amount of added staff time.
d) Allocation of Develooment Rights: Subdi~/i~i0n""of~a"~a~'c~i' phrtiaily~ i~side-ii~e'-M~untain
Overlay District Shall allOCate ail de~eiiJ~Jinen~ rlgfi'ts '~'0~' smaiiiots"i0 the porti°n ofihe parc¢:
outside the Mountain Overlay District unless it can be demonstrated that legal building sites
outside the District do not exist.
This provision is intended to direct development away from the most environmentally sensitive
portions of those parcels partially within the Mountain District without affecting the number of
development fights on the parcel.
Benefit/Cost: This provision would benefit soil conservation, water quality and scenic resources
by directing development away from environmentally sensitive and visual portions of parcels, and
lessening the length and impact of private driveways traversing steep slopes. It would limit the
danger of wildfire and landslide. '
15
e) Subdlvisioni ~'Where alternativeS'eXist prior to subdivision, new parcels of land-shall not be
created which would: 1) create no alternative to location of a bUilding site on a Ridge; '2) create
parCels which preclude building sites from being located outside the District:' and. 3) create
parcels Which preclude location of small lots outside theDistricL
This provision is intended to prevent what would otherwise be avoidable impacts to public safety
and welfare by' creating situations` in WhiCh there W0uld be no~alte~ai/i~'bui'"'to~'-'build'-in
contradiction with the intent of this ordinance.
AMENDMENT' TO SUBDMSION ORDINANCE
Buildable areas shown on preliminary plats are not presently shown on the final platl Therefore,
the building insPector has no'way of knowing if a house is being built inthe ar~a designated- On the
preliminary, plat because the building permit is issUed acCordii~g tO ih~e~ firial'-i~l'ai~~ 'Whi~h'sh0v~-ii0
topography and does not locate the area designated as bUildable on the preliminary plat. Further, the
buildable areaS are often identified on preliminary plats'from C'iS~ri~-i~i:~i~hy, which is 20-foot
i-c°ntour int~rvall interP0iated~;'~ :foot contour interval--too general to'be reiiable'-foi:"thi~'~ii's~i
· · :~: ~ Benefit, Cost: The minimal expense of showing the buildable areas on the final plat would be
offset l~Ythe assurance that the law can be efficiently enf0reed~
,. AMENDMENTS TO EROSION'AND SEDIMENT CONTROLORDINANCE
a) Erosion and sediment control permit shall be required for all driveways and houses in the
Ei:0sion and Sediment Control Ordinance and comply with the provisions of ~at
Will' sUbstantially ~redu~e~ 0msite erosion and off_site depOsi~Oni' 'Ciii~i/~;
agreement, and if necessary a soil erosion plan are required to be submitted for the construction of
any single family dwelling. This proposed ordinance would require a Plan instead of an agreement
t° be submitted,. ~d would include ~e driveWay with the house~
centerlines and culvert locations will .be ac~ceptable instead of driveway plans and profiles.
Identical amendment to the Erosion and Sediment Control Ordinanc~ is included forclarity in these
I6
Benefit/Cost: Erosion control does add to construction cost, but this cost, as in other areas where
erosion control is required, is simply a part of the cost of building responsibly. The benefit to
downstream water quality and soil protection for future generations far outweighs the cost of these
temporary construction measures.
b) Land Stability_: No slopes shall be created, that are steeper than 2:1 unless retaining walls,
revetments, or other stabilization measures 'acceptable to the County. Engineer are employed.
This provision is intended to minimize soil erosion and preVent landslides. The ratio of 2:1 is the
steepest slope permitted for bank construction by the County, and bY VDOT in~'the'subdigiSion' ~itreet
standards. Slopes that are steeper are not stable and can result in erosion, sedimentation of streams
and water supply, as well as damage to life and property through landslides. For' reasons` stated
above, these problems are particularly acute in the mountain areas. In areas of predominantly rock
this gradient may be increased to i. 5:1 where acceptable to the County Engineer.
Benefit/Cost: This provision should assist in controlling the amount of sediment flowing into
downstream waterways including reservoirs, and thereby improving or maintaining water quality
throughout the County and beyond, and minimizing the danger of mud slides in mountain areas. In
the steepest areas, retaining walls or revetments may be a more viable alternative to increased width
of grading. Such wall s add to the cost of constmcti on. These areas are likely to be the least suitable
for development due to inaccessibility, cost of services and other construction costs.
c) Run-off Control: Water'from' ditche~i Storm2drains and rooftops and imnervious surfac¢~-
shall be released into natural streams or watercourses .as .defined as.~,'adequate, per the.
"Virginia Erosion and Sedifiient Haiidb00k~"'~ ........
This provision is intended to control flooding and soil erosion and creation of gullies caused by
swiftly moving, and therefore highly erofling water mn-off, as. well as to minimize degradation in
water quality and deposition of sediment downstream
Benefit/Cost: This provision would reduce the deposition of sediment onto downstream properties
and into the reservoirs. The latter diminishes their capacity and reduce the amount of treatment
needed for drinking water especially during' i:ainy'weather. The' cost of engineei:ing runi0ffcontrol so
as to comply with this provision should be more than returned in protection from property damage
caused by swiftly moving water.
d) Driveways within the Mountain Overlay District shall be built with side slopes on cut and
fill slopes at 2:1 (horizontal slope: vertical slope) or flatter
The steepest allowable side slopes (except 'in rock Cuts) on subdivision streets to be accepted into
the State Secondary Road system is 2:1 (i.e., 2 feet of horizontal distance for each one foot of
vertical rise or fall). Slopes steeper than this have proven to be UnStable Over time.' Unstable side
slopes lead to erosion, deposition of sediment downstream, and in extreme cases, dangerous
conditions. These problems are particularly acute in the mountain areas. Where 2:1 side slopes are
17
~':n0t'feasible, retaining walls, revetments, or other slope stabilization methOdS acceptable i6'the
County Engineer must be employed. In areas of predominantly rock this gradient may be increased
to 1.5:1 where acceptable to the County Engineer.
Benefit/COSt: Building roads and ................. dnveways w~th' ..... s~de' ......................................................................... slopes of~25T or flatter may cost more
initially. If long-term maintenance and down-slope damage are taken into account, it is cheaper to
'build with stable slopes from the start.
e) MinimUm allowable radihsfo~ ho~izon~ii 'curvatUre of private roads and driveWays shall be
40 feet.
Any curve tighter than 40-foot radius on center-line is too tight for straight-bodied trucl/s, and fire
trucks. Access to residences in mountain areas is of great concern to adjacent mountain property
owners and the general public, because fires in wooded mountain areas Can spread. quickly, with
catastrOPhiC results. MoUntain areas usually present no alternatives to a single driveway available to
an emergency vehicle.
Benefit/Cost: PrOviding access to straight-bodied emergency vehiCles-is an '0verwhelmii:ig
when compared to the small and short-term saving of constructing curves of tlghiei; radii.
f) Driveways shall disturb no more than 65 feetin croSs-section.
If a ten-foot' Wide driveWay is b'dil~i'Bfi-~'fi~e~i~h'h'~'3~:~'f(3~;)~s~f6~e, wt~ih 2:~'~i~ cut an~'~'~d~'fl~fl ~i~
it will disturb approximately 65 feet in cross-section. (See illustration below.) The disruption of large
ai'eas 0fiand 'is particularly dahgei:0(ii in ~oUntaln ai:eas becaUse. the m0imtains fora a large sYstem
of steep, usually forested land which may be affected far bey0nd~th~li~i~'~(~f~i~ii~[~i[3~l~}5~fi~i~i:6~i~h
tes.
Benefit/Cost.. GenerallY, lOCating roadways in areas not requiring a Iai-ge am0u~n~-~)/"'gr~ling
-both less expensive, and less'diSruptive. In those cases where additiOnal measures (e.g., retaihing
walls) must be taken to avoid large cross-sectional grading, the long-term stability and protection of
ill' °utWeigh the'S~h~r/~i~'~Cbst.~
! O' Driveway · """-
o'n, 3:'1 S ope ----';'
F-'
a'~d Fill SectiOns
g) Longitudinal gradient on driveways shall not exceed 16%
The Virginia Department of Transportation maximum longitudinal gradient allowed in
mountainous terrain is 16%. County private road standards for 3-5 lots is 16% maximum. Slopes
steeper than this are a danger to all who must use the driveway, including fire, police, other
emergency vehicles, and delivery vehicles. While the Committee believes that the County would be
wise to institute such a regulation County-wide, there is an especially urgent need to restrict the
steepness of driveways in mountainous areas. In the Mountain Overlay District steep gradients are
likely to be much longer and the associated accidents more problematic because of the steep
side-slopes and remoteness of driveways.
Benefit/Cost: Every effort should be made to locate driveways' to minimize grading, length, and
impact on existing trees; however, the risk to human life in gradients too steep for safety is too great' =
to consider the relatively small savings of alignment going too directly up a steep slope.
2. COUNTYZWID-E-'EI'GH~I~iJ'~O~i~D-i-N~~ ......... ~ .................. ' .........................................
AMENDMENT TO COUN~'CODE'ORZO~i~*'~O~i~X~'QE
Adopt a county-wide ordinance With the following proviSion:
All exterior ~ fixtures above 5000 lumens Shall be fUlly shielded £'a 100 .watt bulb gives
off 1500 lumens).
Definition; Fully shielded fixture: means an outdoor light fixture shielded in such a manner that
all light emitted ~ the fixture, either 'direCyly from the lamP or indirectly from'the fixture, is
projected below the horizontal.
STUDY AND FUTURE
Determine maximum allowable foot-candles for each category of use and implement regulations
prescribing maximum foot-candles for each category.
Note: Action on the above ordinance should not be delayed pending completion of this study, but
rather amended when the study is complete.
19
Develop reSOlUtion for Board' of Supervisors asking power'companies to cease promoting
unshielded and inefficient outdoor lighting in the County.
The cumulative effect of light pollution from the urban and developed areas of the County has the
effect of degrading the dark sky in the mountain areas of the COunty. This natural resource is
particularly important for the researCh conducted aithe 'ObServatory On'Fan Mountain. Individual
unshielded lights in the mountain areas contribute to the degrading of the dark night sky and'are also
highly visible and therefore detrimental to the scenic quality of the mountains. For these reasons the
Mountain Committee finds that a lighting ordinance which is county-wide in scope is necessary to
proiect the mountain resource of dark night sky.
· Energy wasted nationally from poorly designed outdoor lighting amounts to
more than a billion dollars a year.
· Poorl~g designed outdoor lighting creates glare, which compromises safety
especially for drivers, degrades the quality of the entrance corridors leading
to the City and degrades the quality of the built environment. '
· , Light pollUtion in the night sky adversely affects tourism by~ negativelY ....
...~ ~mpacting the nocturnal wewshed, for example, the wew to and from
Monticello, Shenandoah National Park, Blue Ridge Parkway.
· Poorly designed lighting permits light trespass upon neighbors, whiCh is no
'. less idtrusive than excessive noise.
Excessive outd. oor lighting adverselY impacts UVA.'s Observatories, WhiCh
e0nstitute a umque resource on the east coast.
· The dark sky is a scenic resource enjoyed by all County residents for whi~se
degradation there is no compelling economic justification. Rather, the
economic benefit of efficient energy use would complement protection of the
resro~Up~e; .~.~
· Eas~. solutions to the problem of poorly designed outdoor li~hting are
:/ avadable.commercially and are inexpensive. In' the long run they save money.
ADDITIONAL PLANNING TOO LS
County are not only prominent physical features possessing
resources, are ~mportant parts of many human and natural ~;-si6/n~ ifith'~
County and region. Like other County human, cultural and natural resources, they therefore require
consideration as components of larger planning issues. Though the Mouniain protection
Committee's t~k is to develoP recommendations for the protectiOn of the mOuntains of the County~
Cornmitte feels .~at it fails to complete its task if it does not suggest that planning for the
s'c~a~:'areas"bi-i~'6u~,es,~s~ich as the mountains, the Urban areas, or the watershed
20
must be integrated with a more systematic approach which provides for the protection of resource
systems, such as drinking water, economic viability of urban areas, or transportation networks.
Some of the County's land use regulations developed with a compartment-alized approach to land
planning may have unintended consequences for protection of its natural resources and other
comprehensive planning goals of the County. Rural residential parcels (5-20 ac.) too small to farm
or timber or serve as habitat,, increase sprawl, put unintended pressure on mountain and agricultural
lands. Areas of the County possessing critical resources may require different types of land use
restrictions to protect the resource. Segregated land uses may unintentionally increase housing
costs, and increase pressure on transportation systems and on agricultural lands in the path of
proposed new roads. Discussion of natural resource protection, that is, may not be broad enough in
scope to suggest effective or equitable solutions. The recommendations which follow attempt to
point toward a systematic approach to resource protection for Albemarle County.
Develop brochure detailing design recommendations in Mountain Areas
Based on the model of Rappahannock County's brochure, "Ridgetop Development,"
Albemarle should make available to anyone constructing a residence in the Mountain Overlay
District a brochure which encourages sensitive site planning. Prospective mountain residents
should be educated regarding both .aesthetic and safety considerations. "Being considerate
and preserving tho gentle, natural beauty that has drawn us to this County," Rappahannock's
brochure suggests, "should be paramount in all our minds."
See attached brochure in Appendix 3, County_ of Rappahannock: Pddgetop Development The
Mountain Protection Committee is willing to draft such a brochure based in part on information
whi ch it has compiled.
Inventory_ Albemarle County's Natural Heritage
Current knowledge of the critical elements of Albemarle's natural resources, including its
biological commtmities is spotty'and Speculative. An inventory of the CoUnty's critical natural
resources including rare and unique natural resources is needed to provide property owners,
planners and County staff with the information to make wise land stewardship decisions.
Methods of conducting this assessment and evaluation should be pursued. The Open space Plan
recommends a N&tural Areas Inventory of designated areas for significant natural communities, their
sensitive plant and animal habitats, geologic landmarks, and other natural features. TJSPARE
proposed such an inventory for the five localities of the'Planning District. Cover Type Analysis and
Habitat Evaluation Procedures assessment are also suggested in the Open Space Plan, which cites
the lack of information available about wildlife and'aquatic habitat in Albemarle.
Support Land Use Assessment Tax
The concept of land uSe assessment tax for forest land, agricultural horticultural and open
space lands should be continued and defended.
21_
that it generates in tax revenues ($1.16 in costs for every $1.00 in revenues), the undeveloped rural
land substantially subsidizes residential use in the county. (Soii?ce!~'FiS6'al-~a~'' 6f~'M~ij6r"L-ari~l
US~S in Albemarle County; PEC, Tiimaravance, ]984) .....
Transfer of DeVelopmentRights (TDR)
The County should continue to request enabling legislafiihi-ln~stiil~-G~ri'iii:ifi-~x~-~lsly to
per~it a' TDR program. ' ~ '
While the creat?.on of a Mountain Ovefiay District and proposed revisions to the Subdivision,
Erosion Control, and Zoning Ordinances will reduce many of the Problems associated' ~th
development in mountain areas, the large number of development fights in the these areaS cOntinue
eorge F. Allen, in Three Proposals Affecttng Forestry And Development," Virmma's
summer, i991, eXplains TDWs throUgh the following examPle! -
"...a landowner in a rural zoned area with 400 acreS may be allowed under current zoning to
residue, being 18 lots for a total of 23.
',: "-. ,,If ~is' mi:al' landowner"s' prop'~rtY- were in a designated '~---~ sefidi'n~,'
landowner, in an ideal situation, could voluntarily sell to a deVeloPer Some. Of his
and have 13 development rights left on his property. The rural landowner's parcel
have a lessened market Value; but that i§ the land0wner'S6h6i~6~i'S"tf-~h~tt
to do with his or her land. Meanwhile, the developer could use these I0 development fights
t,o increas, e the .density to pack more houses or apartments on land designated as a
i:ecei~i~fi-g, ionel
r and to some extent allow the 'free market concept to operate in a of land fights."
Purchase of Development Rights
' The County ShOUld ~ develop. a program to purehfis· deVel°pment, rights for preservati0n' of
Such a program would allow landowners to choose monetary compensation for protecting
natural resources of public value. Land in such a program would remain in private ownership and
on the tax rolls while serving a public purpose. Virginia Beach has initiated such. a program, aiming
to acquire development rights from 20,000 acres of agricultural lands, funded by 1.5 cents of the
property tax rate and a cellular phOne tax.
The scenic-mountain landscape has been stated as a factor in the Albemarle and Charlottesville
tourism industry. According to state Division of Tourism data, visitors to Albemarle County spent
$109 million in 19947~X 6h~-ib~i:Ceiii~i~0d~ih~ ~i~'i~"~(~u'l d 'ge~i~t~ $ i' 5~0:, 000 'a:~a~' tbS'Purchase
- development rights or conservation easements.
Full Cost Accounting and "ReVenue sharing,,
Discussions of revenue sharing between the County and city
comprehensive approach and include the flows of benefits and costs in both directions. The
City and urban area benefit economically from ecosystem services; notably watershed
protection and air quality, provided by rural land of the County.
Major economic contributions accrue to the people of Albemarle and Charlottesville as a result of
the natural functions of the forests. A disproportionate share of these values are provided by the
mountain forests.
For example, forest landowners in the county provide watershed protection for the City\County
water supply reservoirs. Without the protection of forest cover, particularly on mountain slopes, City
and County users of public water would be required to divert hundreds of thousands of dollars from
other uses to maintain the .same level of water quality. Full cost accounting of the public water
resource would show that rural mountain landowners, who receive little or no benefit from the
resource, are bearing (subsidizing) this cost for urban residents and users of the public water
Similarly, the mountain forests play a significant role in filtering air,:seqU~steriri~' '~rbon and
other air pollutants and improving air quality. Due to climatic patterns, the mountain forests play a
greater role in this function than lowland forests. This function benefits the local economy by
reducing expenditures for health'¢ai:e and for anfi-POlliid0h' ~eaiui;e~::i~hat Wouldiikely be required
in the absence of these forests. Albemarle's forests currently store an estimated 19.7 million tons and
annually remove 300,000 additional tons of carbon, as well as numerous other pollutants. Achieving
this same level of atmospheric cleansing through anti-pollution measures would cost citizens an
estimated $8.4 million dollars that those residents have available for other services and investments
due to the role that the mountain forests perform.
Efforts that significantly affect the value of mountain forest land for the primary purpose of
benefiting the urban area should include incentives, or other strategies. Such full cost accounting is
now gaining in recognition in other cities and regions such as New York State.
23
Change in Large Lot Division Size
Large Lot SiZe within the Mountain Overlay DiStrii~ti
a minimum of 21 acres to a minimum of 42 acres in the Mountain Overlay District.
This provision is intended t° reduce 'thefragmentati0n Of'habitit and'6f vi'abl~" lihd~C~' res0(ir~e:'
base. Due to the extensive fragmentation of the lowland landScaPeS into smaller andsih/ille~'~o~i's~
the large blocks of forest common to the'mountains are growing inirnportance, especially for "forest
interior" sPecies of wildlife that requii:e liir'ge areas 0f'f0/:es~ iii ~iii~h'i6~'~r~d'
these species are neo-tropical migratory birds which breed in Albern~le'S'foi:eSts
blocks is seen as a potential problem for the 10ngxterm susta/nability 0ftheSe popUlati'b'ni.~
~ With respect to forestry, the Agricultural/Forestal Industries SuppOrt Committee's report states,
· is probably the biggest threat to the future viability of th~ forest
As parcel' SiZe declines, 'operability for~'fiiub~i:fi'~es/ih~
Forest sizes below 40 acres are difficult_to manage economicallK The proximity of houses'and Other
escalates the problem." The U.S. Geological surVey's report, Landslide and Debri s-Flow
' H~ards cafi~ed 'b~ the June 27, I995~'Storm in Madis°n cbunty, virginia,~smes'-thai'~as
non-structural hazard mitigation, "Land-use regulations can be used to reduce hazards by limiting
the type or mOUnd of development iri h~ard0fis areaS. A community can zone hazard2Prone areas
-for open Space uses. like parks, grazing or certain types of~agi%Uiture)', ~e' rep0rt-~:ites 'as an
~le a "resource management zoning district" c eated by San'Mateo County, Cahforma, whmh
; the number of dwellings to one dwelling unit per 40 aci'es.'
s prowsi0n w0i~'id have~si~gnific~t ben,fits tO ~i~li~'~'iiilS'iiiii"~~i'f'~fC~ .........................
a mm~m al impact on the- value ~sf parcels lying entirely within the MOuntain DiStrict whose
topography includes sufficient land below 25°7o in grade to ail0w f0r'~aXirfi/iN"'Uie"6~"iil~iii3h
This committee recommends that it reconvene in two years to review the efficacy of the
tances re~ )mmended in this MOuntain Protectioii Plini
24
APPENDICES
APpendix i
MOUNTAIN CONTOUR'LIST
designated elevation contour line, based generally on location of critical slopes and areas of visual impact.
700 Foot Contour
Lewis Mountain
lS
Trevillian
~af
Bmadhead -
Dowell
Carters Mountain
Patterson
Top
800 Foot Contour
(EarlysvilleQuad)
Dudley Mountain
Britts
Gibson (Alberene Quad)
Gillums Mountain
Tumer. Mountain
900 Foot Contour
Taylor's Mountain
Martin's Mountain (Crozet Quad)
Sprouse Mountain
Israel Mountain
Tom Mountain
Gay Mountain
Ammonett Mountain
Cook Mountain
Persimmon Mountain
Long Arm Mountain
High Top'('c~Ves;~ille Quad)
Burnt Moun~
Sharp Top
Ennis'M6un~
Round Top Mountain
(Waynesboro East Quad)
Turks Mountain
Blue Ridge Mountains
ScOtt
Bear Den (Waynesboro East Quad)
Calf
BUCKS Elbow
Charlottesville west Quad)
Bear Den (Charlottesville West Quad)
Newcomb
F~ M9 ,un,,tain
Mount Oliver
Appleberry Mountain
Shiloh Mountain
Brash Mount, am
Yellow Mountain
Hams Mountain
Green MOuntain (Free Union Quad)
Mountain
1000 Foot Contour
Boaz Mountains
Walnut Top Mountain
Heard Mountain
Mill Mountain
Chalk Mountain
Castle Rock Mountain
Little Yellow ''-'
B'~a;ee~ creek
Middle
Pasture Fence
Pinestand
Cedar
Big Flat
Li~e' FI~ ....... ~ .......................
Loft
County Line Mountain
Lick Mountain
Fox Mountain
Gibson (Brown's Cove Quad)
Martins (Brown's Cove Quad)
Massies Mou~.tqin
High Top (Brown's Cove Quad)
Currant
Pigeon Top Mountain
ENABLING LEGISLATION: Sec. 15.1489 ~: Purpose of zoning ordinances: Zoning
ordinances shall be for the general purpose of promoting the health, safety or general welfare of
the public and of further accomplishing the objectives of S.15. 1427. To these ends, such
ordinances shall be designed to give reasonable consideration to each of the following purposes,
where applicable: (i) to provide for adequate light, air, convenience of access, and safety from fire,
flood, crime and other dangers; (ii) to reduce or prevent congestion in the public streets; (iii) to
facilitate the creation of a convenient, attractive and harmonious commanity; (iv) to facilitate the
provision 'of adequate police and fire protection, disaster evacuation, civil defense, transportation,
water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational facilities,
airports and other public requirements; (v) to protect against destruction of or encroachment upon
historic areas; (vi) to protect against one or more of the following: overcrowding of land, undue
density of population in relation to the community facilities existing or available, obstruction of light
and air, danger and congestion in travel and transportation, or loss of life, health, or property from
fire, flood, panic or other dangers; (vii) to encourage economic development activities that provide
desirable employmen~ and enlarge the tax base; (viii) to provide for the preservation of
agricultural and forestal lands and other lands of Significance for the protection of the natural
environment; (ix) to protect approach slopes and other safety areas of licensed airports, including
United States government and military air facilities; (x) to promote the creation and preservation of
affordable housing suitable for meeting the current and future needs of the locality as well as a
reasonable proportion of the current and future needs of the planning district within which the
locality is situated. Such ordinance may also include reasonable provisions, not inconsistent with
applicable state water quality standards, to protect surface water and ground water as defined in
S. 62.1-255. ,'
(Emphasis: references' relevant to protection of Albemafl e's mOuntains)
A-2
Appendix 3
County of Rappahannock
Ridgetop Development Brochure
A-3
Count~ oF
' :: l'hl,~/bro&ure, ts
la~ thoug~ am.c)
~a~pahan~ck
~ ~ ~ve rece~
_ rel~tvelq s~eg sl~es).
~:C~ Pi~n~o Com~tss~ w~l~ I~e
md ¢re~rv~¢ ~ Oe~e. ~ral bea~
¢ara~ ~ 'all ~r
D ~er m ?lann~ ~ ¢~ q~r n~v home:
~cess: W~I access ~ve
~ce~ Of I~X 9 W~l ~t re~e un~4
~v¢~m ~ke c~ cmga~¢able. ?erha?~ fo a
~ce~ fo f~e an~ re%ue
IAdtt, Les: Wdl overhead elect, rL, c
~rvu:¢ re~u'e ~e ~ut, t, tr~ of' an unsLght, lq
swath throuc)h prev~slq wooded ~rratn? Is
~u~ergreund servL, ce more reit,able and La
man4 ca~s n~ s~nffL, carrt, lq more coCdq,
:?art,~cularl4 cf cons~ered as a perce~ of
4our new home
I~x~erwr bwjl~mo: VVdl ex. fLor
;'(secur¢4) Iwj~tac) be osterS~tous or
: 'const~erod offenst, ve bq m4 ne~hbor5 or
oUqers passt,nO b49 (;an I accomelt, sh m4
needs and at, the same t, me. bq ~hL, eldu'~j
the I~ht s~urce, mm. mcze ~ dAru~cveness
of' m4 I~httnc) ~n the natural envtronment,?
The I'br, e: Wdl the he~h~, 'roof
?ck:hes, ¢lor. and e~er~ conPzud, t, on
.m~rtals blend wct, h'the ~rram surround-'
thb house s¢,e.? Have I ( or .~1
selec~d arch¢.ect or I:~dder) dut. ffullq
refresent~cl a keen sensfl, cvt,b4 t,o the
.cmpacf, on ~ naLural envuronment,, m4
newjhbors, and mq ent, tre vt~al
vmv ~hed?
· ft?: lake a drcve and spot. check
4our cbt, ce of a 5[.~ from far and near la
all dcrect.~v 4m wdl be dmz, zed at. the
po~¢ble mead,!
/¥?rv,ecl ~ the I~aF.?ahannock C~u~4 Flamu~ '
Comml. sscon./~c~sL. 199'~
greenway system to one types.
::)- /
these mil,'
compacted Ch~hed stone ~aill BOth ~se ~ail ~e'~ ~iiI~i:~hii:&::~b'iiC h~C'~
i from trail tb strem
Class B- no surfacing, minimum clearance (4' to 5' Wide) -30' wide public access ("primitive" trail, similar
to those found in places such as Ivy Creek Natural Area, Crab Tree Falls Humpback Rock, and portions of
the Appalachian Trail). This trail will require public access opportunity from the trail to the stream bank
(See Photograph #2).
Photograph #2
It is the intent of the County that the majority of the trails within the greenway system be primitive in
nature (Class B); except in those areas where ADA and bicycle accessibility is desired (Class A). A
"primitive" type trail is the least expensive to construct and maintain. This type of trail minimizes
impervious surface, which helps reduce runoff concerns. Therefore, most trails in the greenway system
will be class B in nature. Class A type trails will be located primarily in and near parks and major activity
areas.
Trail Locations
If possible, trails should be located near the water course within the County's designated Resource
Protection Area (RPA). A RPA is "an area of land at or near a tributary stream bank and/or a non-tidal
wetlands that has an intrinsic water quality value due to the ecological and biological processes it
performs". RPA's include a 100 foot buffer along all tributary streams and non-tidal wetlands which are
contiguous to the tributary streams. Almost all the greenway segments proposed in this section are planned
to be located along water areas designated as tributary streams. There will be many locations along rivers
and streams, due to constraints such as topography, soil types, wetlands, habitats or an owner's
unwillingness to make available needed property, where a trail will have to deviate away from the water
body in order for a contiguous path to be provided. It is likely that most trails in the County will need to
meander back and forth from the stream or river in order to avoid these constraints. In some cases,
constraints may be such that a trail can not be constructed in certain sections. Trails should not be built on
critical slopes (slopes 25% or greater), non-tidal wetlands, or areas identified in the Critical Resources
Inventory as areas not to be disturbed.
The location of many trails may not allo-~large biiffe?"~e~'io"b6' pi~O~idodq~6~e-Ofi'Lli~'"~Oii~¥;'~Ki[iiii~
adjacent property. In these cases, plantings may be needed to provide privacy for adjaeerit~lando~ers.
imPr°W unsi'ghi¥'~iO~i~' 0?'isi:oiect'ar'eas' U'/id~f'ihi~iifO~ei:OiiiOii.' A~d~quate
~arners are an-important assurance to adjacent landowners that development of the greenway
will not have a negative impact or in any way endanger their properties. Site specific barrier decisions
should be made as land and easements are acquired. US6 existing natural b~ierst0 the gi'eatesi exi~nt
xail types for the various, greenway segments along streams/rivers. These
conceptual in nature and the exact type and location of the trail Provided will
ultimately depend on the community, topography and resources availablo(Se~']9IKi/~)i
west to a ~iofi~'iiro~ located
B :lass B trail--North side of River)..
From.a point near Overlook Apartments to Pantops Shopping Center property (ClasS B trail--North
Side °f River).
From pant0ps Shopping center north t0Diii~dofi'TiS~P~k
South/West Side
west to Interstate-64 (Class Btraii--S0uth Side °fRiver).~
to ROute 29 (ClaSs'B
',ervoir boat launch to a point 1200' south (Class A'&' Bti:ailsz:~ SOiith-'a~fid
~om
South side of River).
Jacobs Run and the North Fork Rivanna River from Chris Greene Lake to eastern
boundary 6f ~h6 Hbll3/iho~ad'D~;~ Fop-fii~ii~ - Xi;~a (C l~i~s~,B,,/rai-~)~
From BisCUit Runto Old
Road (Class A traiL;sOUth side).
::: Fr0m POint west of the Route 29/2!
Meadow Creek:
From the Rivanna River (Pen Park) to Brookmill Subdivision (Class B trail--portions of trail in the
City)
Biscuit Run:
From Moores Creek to a point located near the Lake Reynovia Subdivision. (Class A trail).
From the Lake Reynovia Subdivision to the southern boundary of th~' N~i~hborho0d 4 and 5
Development Area (Class B trail).
Powell'Creek and tributary (Hollymead):
From the Rivanna River to Lake Hollymead and Jefferson Village (Class B trail).
Poweils Creek (Crozet):
From Jarmans Gap Road/Orchard Acres to Crozet Avenue (Class B trail).
Liekinghole Creek:
- From the sedimentation basin to Brookwood Subdivision (Class B trail).
Slabtown Branch:
From Crozet Avenue 'west to the Brownsville/HenleYSch001 cb-mPlcx (cla'~'~' B"'~i:~il)~
Parrot Branch:
From Beaver Creek Reservoir west to Crozet Elementary (Class B trail).
James River:
From Fluvanna County west to. Nelson County (Class B trail).
Recommendations:
· Minimize the size and scale of trails in most areas (Class B trails) to reduce the impact on the
natural environment, surrounding properties and contain construction and maintenance costs.
Provide class A trails where ADA and bicycle accessibility is desired.
Locate trails within the County's designated Resource Protection Area and pr°vide a-buffer
between the trail and adjacent properties when possible. Use existing natural barriers to the
greatest extend possible.
Provide barriers and/or buffers when necessary to delineate the edge the right-of-way or easement,
especially where natural barriers do not establish a logical separation.
Do not buiM trails on critical slopes, wetlands or areas identified in the Critical Resources
Inventory.
River/Stream CroSsings
with construction of pedestrian bridges, in all cases crossing of major
~ will utilize existing bridges. steps 0tramPs ShoUld be c0hs~eied'r/6'~/ilo~cess from` the
greenway to the bridge. Bridge design (i.e. striping or pedestrian barrier) may have to be altered to
facilitate safe pedestrian crossing. Use of the following bridges is recommend to facilitate the crossing of a
~%at~' ~se (See MaPs): ........
29
Route 250 East/Rivanna River
to the:Rivanna and jam~sRi~rs.~
bridge 6x~r'a feeder'stream, alt6rnatives to prOvidin~'~flie-b'r[d~e"hifi'~¥'b~'~pi~6f~d~ ...............
This may include the routing of the trail along an existing road or sidewalk system.
on:
Use ~Xjsting bridges to cross major water bodies in lieu of constructing a pedestrian/bicycle
e.
pedestrian/bicycle bridge over a feeder stream, alternatives to a bridge
ihroUghly eXPlored..
various wate3 courses and/or other types 6fc0ns~aints, it' iS'~ith~r
, to cOnstruct a trail. In these areas, an off-river trail s~em ~vill'be needed for a
Off-river trail connectors may utilize sidewalks, asphalt pathways, existing
easements, etc. These areas are identified as,,~eas for~fu~er StUd~
):
Jeffe~s6fi Vi area
Crozet Avenue Area (Powells Creek/Slab'town Branch).
area (Liekingh01e Creek).
;ervoir/W0°dbUrnR0ad area (Riv~na River).
· Work with the Greenway Advisory Committee and property owners within identified ~"study '
.areas, to deyelop an off-river trail system that will allow for construction of a continuous
greenway'syStem.
Trail Access Point Classifications
Access points should follow the hierarchy presented below.
Gl-public parking-facilities such as restrooms, picnic areas, etc.-possible boat access.
G2-public parking-no major facilities-possible boat access.
G3-neighborhood access-parking/other facilities Possible-public or private access.
Major Public Access Points (Gl) are to be located at established activity centers such as parks where
facilities such as parking areas, drinking fountain, rest room facilities, trash receptacles, etc. are Presently
prOvided. They provide a full range of facilities and services. ~
Minor Public Access Points (G2) are to be located at areas where G: 1 amenitie~' ~U~h'~iS' r~s~06ms, water
fountains, picnic areas, etc. are not feasible. These access points can be located at schools', offices or at
major commercial areas. They provide parking, trail access and possibly boat access opportunities.
Provide smaller Neighborhood Access Points (G3) at residential developments. The provision of facilities
such as parking, picnic tables, etc. should be determined by the developer/neighborhoOd association.
These access points may be either public or private. If the access is private then the County would not
maintain the area. It is expected that as new neighborhoods are developed along the greenway system,
additional Neighborhood Access Points beyond what is identified on the Greenway C0neept Map will be
provided.
Trail Access Point LocatiOns
Distance between access points should not exceed 2 miles at any point along the trail, if possible. Public
access points should be located at various intervals to allow hikes of various lengths/FdtUre and existing
residential and larger commercial developments adjacent or nearby a proposed greenway section should be
encouraged to provide access to the greenway trails. Existing and planned bicycle routes, sidewalks and
other off-river type trails should connect to access points when feasible. In some eases, access points will
not be located adjacent to the greenway system. In these cases, an off-river trail will be utilized to access
the greenway. Also, access points that serve an ADA and bicycle accessible trail (Class A) should have a
similar type trail that provides a connection.
Recommended locations for access to the greenway system inclUd~ (See Map~)!
Rivanna River:
G- 1 Access Points
Darden Towe Park
Pen Park
Ivy Creek Natural Area
G-2 Access Points:
Pantops Shopping Center
State Farm Insurance Company Office Building
Peter Jefferson Place
Milton Boat Landing
6
University of Virginia Airport (MiltOn Airport)
Rivanna River Treatment Plant property.
P°lo GrOUnds' ROad (Route 643 at RoUte 29)
G-3 A6eess points:
Key-wes~
Riverrun
Dunlin
carrsbrook/Northfields
G-1 Access Points:
Azalea Park (City-will need to cross Old Lynchburg Road-Bdd~e i6'a~de'~s'/tie~s6iit~h Si~de%f
G-2 Access Points:
(Ragg~d'iOI~U'~-~in)
virginia Power Oftiee Building
Quarry Park (City-will need to cross Route 20 bridge to aeee~s the south side of M0Ores Creek)
Wo?en Mills Area
G-3 Access POint:
;, ,i 2: ~ COUiitryGreen'
rth Fork Rivanna
: ~: . Chri~Greene Lake
G-2 Access Point:
North Fork Business Park/Camel0t SubdiviSion
Towerg Land Trust
Meadow Creek:
G-2 Access Point:
- Seminole Square
Biscuit Run:
G-2 Access Point:
- Southern Parkway Bridge area
G-3 Access Points:
- Mill Creek North
- Lake Reynovia
Powell Creek (Hollymead):
G-2 Access Points:
Hollymead Middle School
Meadow Creek/Powell Creek Bridge area
G-3 Access Point:
Jefferson Village
Lake Hollymead Dam
Powells Creek (Crozet):
G-2 Access Point:
Orchard Acres Park area
Parrot Branch:
G-1 Access Point:
Beaver Creek Reservoir
G-2 Access Point:
Crozet Elementary
Slabtown Branch:
G-2 Access Point:
8
Henley/BroWnsville SchOol C6mplex
G-3 Access Point:
G-2 AcCess pOints;
TOwn of Scottsville
Howardsville
Ferry
Ferry
existing property owners to explore opportunities t6 provide
major access points to the greenway. Have the commercial areas and trail promOte one another.
Efi¢oui:age'commei-cial property owners to pr°vide 0rientati°fi 0f s~hie~dse~ sUch as restaurants
~0~d the river.
· Enc6urage larger new residential and' nonresidentiiil developmeh~s to in6iude greenWay access
p~intS ifi~their ~develOpment plans~ .....
· ~ Access points should be located-at
) 6fhiking opportUnities.
Trail Facilities and Standards
':::..~ B6at Aee~s~:~ pr~0vide boat' access at appropriate locations along the Rivanna and James'River~ B'0~i~ a~cess
may be provid6dat any Pub'lie access point; however, the folloWing locationS'Sh6uld i/~Gr~g~i fdr'ih~ ~
provision of boat access or the improvement of an existing boat access.
- Rivanna Reservoir*
Darden TOWe Park
Airport
Milton*
Hatton Ferry*
Sc0tt~ville*
Parkim, AreaSi Pi~0vide Parking areas at public trail access points (Gl &
design consideration for a parking area is simpliei~.~-The parking areash6uld harmonize with its
surroundings, be a functional sPaCe With a Clear' understand~ibie-..Cii~ciilati6n-system. The lot should als°
9
have clearly marked spaces and a safe entrance and exit coordinated with traffic flows from adjacent
roadways. Handicapped parking spaces need to be provided. In commercial areas, parking can be
provided on the existing lot if excess parking spaces exists. New parking areas should only be constructed
in cases where an existing parking area can not be utilized.
Benches: When designing or purchasing a bench, consider user comfort, simplicity of form and detail,
ease of maintenance, durability of finish, and resistance to vandalism. Provide benches primarily at major
accesses and scenic overlooks, rather than along the trail to minimize disturbance along the trail corridor.
Site benches on an opportunistic basis.
Picnic Areas: Site picnic areas at major access points (Gl) where they can provide for the maximum ~
comfort and enjoyment of the user. Because of their relative large size and high level of activity, picnic
areas should be set back sufficiently from circulation pathways so they will not interfere With 'activities on
the trail.
Signage: The role of the trail signs is to aid and instruct users. Signs are of three types: 1) regulatory; 2)
warning; and 3) guidance. Generally, regulatory signs give the operational requirements of the trail such
as rules of the trail (i.e. no use after dark, no motorized vehicles-bicycle yield to pedestrians). Warning
signs indicate existing or potential hazardous conditions on the trail such as significant grade change and
changes in surface conditions. Guidance signs provide trailside information to orient the trail users
geographically. These signs can be both directional and informational." Directional signs often point out
nearby support facilities and local points of interest. Informational signs include distance markers as well
as "you are here" signs which orient the user. These signs should also indicate themil~iSis~tr~and ~li~tance ~o .......
the next access trail and estimated time and distances of various hikes. Informational signs can also serve
an interpretive role, pointing out elements like historic sites, locations of historic eVents, and areas of
ecological significance. Trails are transportation corridors, and therefore recognizable transportation signs
should be adapted for trail use. Although trails should borrow the conventional highway signs, it is not
necessary to erect large highway signs on the trail. The scale of the trail is much smaller, so smaller signs
are appropriate.
Recommendation:
Provide facilities on an opportunistic basis and in a manner consistent with the standards in this
section.
· Provide boat access at appropriate locations, as feasible.
· Provide parking as necessary and feasible at major trail access points.
Greenway Partners
Possible partners that can provide assistance in implementing the County's greenway system include:
· Rivanna Trails Foundation-The RiVanna'Trails foun~diiii6h'i~ ~/-~ffdh'2i/i-C;fi~$iz~iifii~.a~fi~bi~fi~¥i~ ....................................
dedicated to the develOpment, maintenance and protection of greenway trails in the area. The
County will rely heavily on this organization for the devel0p'm'efii~'andi'nipiement~il6n'bf the'
greenway system.
10
* Local Development Community-DeVelopers may increase the marketability of their homes as well
· as Providing a valuable amenity by contributing to the greenWay system thr°ugh dedicating land
and constrUcting trails.
creation of the network. Landowners can protect their land through a va?iety °fV6iilntary
methods, the most common of which is a conservation easement. Easements may provide
permanent prOteCtion and maY be tailoi:ed ~othelandowners need~an~d ~vishes' ~ls% land owners
may wish to donate or sale their land for the establishment 6fthe greenwaY.
for trail construction and structures; and 3) developing maps, news letters and other publications to
improve the quality of their experience on the trail.
is dedicated tO'prOtectiiig ~[~-hiifi~ifig~'~']b~c3i
environment and can provide assistance in the location of trails to minimize impae~ on
envirofimeml resources.
Preservation Alliance of Virginia-Thealliance is a statewide organization'~li6~'~l~?s~hip is
organizations concerned with the protection of historic and natural resoUrCes.
group can provide the County information on areas of historic significance and possible
preservation techniques.
ly in 1996'to focus private philanthropj On the' preseiva~ion 0f"Virginia,~s;6i~ffSpa6'~
lands, including its natural, scenic, historic and recreational areas. The foundation accepts open
sP~ee easements and gifts of land, m°ney and securities, encOurages devel°pment of Public
policies supporting conservation effOrts, and prOvides assistance to property owners who wish to
protect their land. The foundation can be used to provide technical` ~s~i~aiice'iii'the' f0rmiition Of a
land trust for greenway land or land donated to the fouhdati6n'riia~; be iiieluded in the greenway
system.
of Historic R~S0urces-The'Virginia Department of Hist0~i~Re~S0~ufi~bS is thi/
agency responsible for the identification and proteCti6n of Virginiii'shi~stiSri~'~ar~fii't'~fli~al
and archaeological resources. The department administers an ongoing statewide survey to identify
histori6 resources, encourages public partieipati0n in efforts t° pi-e~e~' ~h~e resources and
preservation of resources within the*g'reenway hYstein~
Virginia Department of Forestry-The D'e~/~ifibnt of Fbr~'~/it/agi~h~6~-*$~5,-o~j0- ;i~~
land around the COmmonwealth.' It also prepares management plan's for land~wnel-s} ;which' inclUde '
a description of timber, a map ,recommendations for management, wildlife and aesthetic
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objectives. In addition to these components, such plans take into account possible recreational
uses. The department can assist the County by suggesting the possible incorporation of greenway
trails on identified properties.
City of Charlottesville-The County can work with the City in preparing and applying for grants for
the funding of the greenway system.
U.S. Department of Labor-Summer youth employment program can provide labor.
Effect on Property Values and Crime
The most comprehensive study to date that refutes the negative impact of trails is "The Impacts of Rail-
Trails" study. This study looked at the effects or trails in three diverse areas across the country. Overall,
landowners indicated that they used the trails frequently. For example, in the East Bay region near San
Francisco, 99 percent of the neighbors living along the suburban Lafayette/Morago use the trail (Source:
Moore-The Impact of Rail-Trails). A study of Seattle's Burke-Gilman Trail shoWs similar results with
adjacent owners making frequent use of the trail. This study points out that two of the trail's most vocal
opponents now believe the trail is the best thing that ever happened to the neighborhood (S0ur~e: Seattle
Engineering Department and Office for Planning, Evaluation of the Burke-Gilman Trail'sEffeCt Oh --
Property Values and Crime).
The. Burke-Gilman study and a study of trails in Minnesota specifically addresed crime. Both studies
showed that landowners concerns about crime diminished once the trail was established. The studies also
refuted the idea that trails foster crime toward trail neighbors; the incidence of crime was actually lower in
homes' located on the trail versus those in surrounding neighborhoods (S0ui~Ce: seattleEngineering
Department and Office for Planning,
and Crime and Trails for the Twenty-First Century).
Methods of Obtaining Land
The following describes in more detail the most common methods Of obtaining land which could be used
to implement the Albemarle County greenway network.
Purchase at Full Market Value-The cost of buying land at full market value is prOhibitive;
however, the County or a land trust may consider buying certain critical segments that would allow
the connection of the greenway system.
Bargain Sale-A landowner may transfer title of land or a partial property interest, at a price below
market value. Generally, a landowner obtains tax benefits as well as direct cash for this
transaction. If the organization buying the property is tax-exempt, the land owner may be able to
take a charitable contribution deduction for-.the difference'between th~'h~tuai "~ale pric~ and the fair
market value of the property.
Donation-This is the easiest method of transferring land, as it requires no cash outlay on the part of
the recipient land trust or County, and the property can change hands with relative speed. A
donation offers the greatest tax benefits to the owner.
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Conservation Easement-A conservation ease~.~nt~i~s_,~a~lggal agreement a Property owner makes
~ regarding development of his or her property. Landowners who grant conservation easements
i~.!~:'make their oW~,-~-¢ho, ice~bo~u~. ~het~er t~ open their land tO-the~piiblic, s6me !afidowne~Can
conveY certain pUbliC aecess rightSl Such as. allOWing fishing °r hiking in specific places. Others
maynot convey public access rights. Some easements may simply protect a scenic view, or
'wildlife Or plant habitats. Granting an easement may result in, m saVings~i
~s a list of posSible funding sources:
Program (CIP) sbryes as'the
value of bicycling and walking and offers mechanisms to increase consideration of
pedestrian ne~dsl 'Th~ isTE~g 'offe~ ~i~n~'~tn} t~'e~nk~ iocd~Pede~trian ~d
[?~ycle pr6grams ~with federal aid~ding. ~' Federal fundsmu~t b~ tnai~hed with 2 0% from local
funds. The County has received an ISTEA grant for the c°nstru~tion Of the grebnway ~ra?ifrorn
The National Recreational Trails Fund. (Symms AcO-The Syroms ACt establishes a program for
Su~ace TranSportation Program (STP) Funds-STP funds may be used for eithe/ the construction
transportation facilities and pedestrian walkways, or non-construction projects (such as
announcemehts~ ' and roUte maps).
virginia Environmental Endowment-Grants are available for a variety of studies, public
"P~iCipation, and design in the' areas °f land management,"Water res°Urce management, local
environmental improvement, and environmental law and public policy, other"virginia lLocalities
received
to pay for the 'construction of the trail, trail struCtures like bridges, and amenities such m trailside
Maintenance
Cost Estimates
CONSTRUCTION OF PROPOSED TRAIL SYSTEM
CLASS A TRAILS- 16,159 linear feet x $12 Per linear foot=S193,908*
CLASS B TRAILS-263, 208 linear feet x $3 per linear foot=$ 789, 624'
STEPS AND RAMPS - $15,000 x 6 bridges=S90; 000'
*(These costs were estimated assuming that the County wouM entirely fund the construction of the trail
system. While it safe to assume that the County will have to contribute funds to the construction of the
trail, it is expected that many of the trail segments will be funded through grants and much of the labor
will be provided by volunteers/civic groups).
MAINTENANCE COSTS- $511 per 1, 000 linear feet of trail.
Additional Costs may include: 1) Land Acquisition; 2) Landscaping; 3) Flood Damage; 4) Additional
Personnek and 5) Upgrading Access Points
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