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HomeMy WebLinkAboutADAC 01-10-06 Meeting Agenda TO: Agricultural District Advisory Committee FROM: Bernard S. Suchicital, Planner I RE: January Meeting Date and Agenda DATE: December 20, 2005 The Frederick County Agricultural District Advisory Committee (ADAC) will be meeting on Tuesday, January 10, 2006 at 7:00 p.m. in the Board of Supervisor’s Room of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The ADAC will discuss the following agenda item: AGENDA 1) Discussion and recommendation regarding the creation of the Red Bud Agricultural and Forestal District. Please contact our department if you are unable to attend this meeting. BSS/bhd Attachments Access is limited during the evening hours. Therefore, it will be necessary to enter the building through the back double doors of the Board of Supervisors Room, located in the rear of the new addition of the county building. I would encourage committee members and interested citizens to park in the County parking lot located in the rear of the building and follow the sidewalk to the back double doors of the Board Room. MEMORANDUM 1 ITEM #1 Proposed Red Bud Agricultural & Forestal District The Frederick County Agricultural District Advisory Committee (ADAC) will review the proposed addition to the County’s two Agricultural and Forestal Districts. These districts include the South Frederick District, established in 1980, and the Double Church Road District, established in 1995. The Red Bud District will be under consideration tonight. Chapter 43, Section 15.2-4300 of the Code of Virginia, 1950, as amended, enables local governments to establish Agricultural and Forestal Districts to conserve and protect agricultural and forestral lands for the production of food and other agricultural products and to provide natural and ecological resources. The Code of Virginia requires the local governing body to establish an ADAC for the purpose of reviewing proposals that establish or renew districts to ensure conformity with the provisions of section 15.2-4300. Ultimately, the Board of Supervisors approves, approves with modifications, or denies the proposal to establish or renew an Agricultural and Forestal District. LOCATION This proposed District is located in the Stonewall Magisterial District along Redbud Road (Route 661) and Pine Road (Route 661), straddling Redbud Run east of Interstate 81 and north of Berryville Pike (Virginia Route 7). SIZE The proposed District contains 810.98 acres within 40 parcels, managed by 23 property owners. AGRICULTURAL & FORESTAL SIGNIFICANCE The predominantly agricultural operations in the new District are 75 percent agriculture (livestock, horses, crop harvest) and 25 percent open-space/woodlands. The area within the District is rural in nature. There are currently 550.29 acres (68%) within the District that are in the County’s land use taxation program. LAND USE All parcels in and surrounding the areas are in agricultural or residential use. COMPREHENSIVE PLAN The proposed District lies in an area that is outside the Urban Development Area and the Sewer Water Service Area, with exception of one (1) two-acre parcel. The area is located within the Northeast Land Use Plan. About half of the District is designated as a Developmentally Sensitive Area in the Northeast Land Use Plan. The remaining parcels have no land use designation, which indicates the area should remain rural. The intent of the Rural Areas is to maintain agriculture as a significant portion of the County’s economy, and to maintain the rural character of areas outside of the Urban Development Area. The Comprehensive Plan can accomplish this by promoting the inclusion of additional land in Agricultural and Forestal Districts. 2 The Comprehensive Plan supports the establishment and renewal of the proposed District, for it provides an opportunity for the agribusiness community to conduct long range planning efforts for the management of their operations, while providing a reserve of agricultural land through the year 2010. ZONING All but two (2) parcels are currently zoned RA – Rural Areas District. The remaining two parcels (222.03 acres) are currently zoned RP – Residential Performance District, that could have the potential to develop approximately 88 single family homes without water and sewer. By allowing the two RP-zoned properties into proposed Red Bud Agricultural and Forestal District, it will assist in hindering the process to develop this land into a more intense use. The properties to the north and east of the proposed District are zoned R4 – Residential Planned Community District and RA, and those to the south and west are zoned MH1 – Mobile Home Community District and RA. LAKES/PONDS/STREAMS The proposed District lies primarily within the Redbud Run drainage area, and partially within the Hiatt Run drainage area. The establishment of this District will further assist with managing the quality of the County’s water resources. SOILS The general relief of the new District varies from a broad rolling valley, to the west of Devils Backbone, to very steep forested land on the eastern parcels and along Redbud Run. This District is within the Redbud Run watershed and water is available from ponds, wells and springs. The soils in the proposed District are of many different kinds and formed in material weathered from limestone and shale. Most of the soils, with the exception of those on the steeper slopes, are suited to a wide variety of farm uses. These steeper slopes are mostly forested and are heavily wooded. Most of the area is in pasture, cultivated crops and hay. A few areas are woodland. (Attached please find a list of specific soil descriptions present in the area.) PRIME AGRICULTURE SOIL There are a limited amount of prime agricultural soils located within the proposed Red Bud Agricultural & Forestal District. The following soils are: Blairton, Carbo, Frederick, Guernesy, Massanetta. Please see attached map. STAFF COMMENTS Based on this information, staff feels that this proposed Red Bud Agricultural District is agriculturally significant as outlined in the Agricultural and Forestal Districts Act. Furthermore, creation of this District would conform to the County’s Comprehensive Policy Plan which labels the area as historic and developmentally sensitive and rural. 3 AGRICULTURE DISTRICT ADVISORY COMMITTEE A recommendation on the creation of this District to the Planning Commission and Board of Supervisors is requested. 4 ATTACHMENT 1 – Proposed Red Bud Agricultural & Forestal District Soils 1B – Berks channery silt loam, 2 to 7% slopes This soil is moderately deep, gently sloping, and well drained. Permeability of this soil is moderate, and the available water capacity is very low. Surface runoff is medium. Erosion hazard is moderate. Tilth is fair, and natural fertility and organic matter content are low. This soil is fairly well suited to cultivated crops. 1C – Berks channery silt loam, 7 to 15% slopes Same as above except steeper slopes. 3B – Blairton silt loam, 2 to 7% slopes (Prime Agricultural Soil) This soil is moderately deep, gently sloping, and moderately well drained to somewhat poorly drained. Permeability of this soil is moderately slow. The available water capacity is low. Surface runoff is medium. Erosion hazard is moderate. Tilth is fair, but the soil breaks up into clods if tilled when too wet or too dry. Natural fertility and organic matter content are low. This soil is moderately well suited to cultivated crops if drainage is installed. 5B – Carbo silt loam, 2 to 7% slopes (Prime Agricultural Soil) This soil is moderately deep, gently sloping, and well drained. Permeability of this soil is slow, and the available water capacity is low. Surface runoff is medium. Erosion hazard is moderate. The surface layer is friable and easily tilled when moist. Natural fertility is medium, and organic matter content is low. This soil is well suited to hay and pasture. 5C – Carbo silt loam, 7 to 15% slopes Same as above except steeper slopes. 6C – Carbo-Oaklet silt loams, very rocky, 2 to 15% slopes These soils consists of moderately deep and deep, gently sloping and strongly sloping, well drained soils on side slopes, hilltops, and ridgetops. Permeability of this soil is slow, and the available water capacity is moderate. Surface runoff is medium. The erosion hazard is severe. The surface layer is breaks into clods if these soils are tilled when too wet or too dry, and rock outcrops interfere with tillage. Natural fertility is medium, and organic matter content is low. 5 These soils are moderately well suited to hay and pasture. 8C – Chilhowie silty clay loam, 7 to 15% slopes This moderately deep, strongly sloping soil is well drained. Permeability of this soil is slow, and the available water capacity is low. Surface runoff is rapid. Erosion hazard is moderate. The surface layer is friable and easily tilled when moist. Natural fertility is high, but organic matter content is low. This soil is well suited for hay and pasture. 9B – Clearbrook channery silt loam, 2 to 7% slopes This soil is moderately deep, gently sloping, and somewhat poorly drained. Permeability of this soil is moderately slow. The available water capacity is very low. Surface runoff is fair. Tilth is fair. Natural fertility and organic matter content are low. This soil is moderately well suited to cultivated crops, hay and pasture. 9C – Clearbrook channery silt loam, 7 to 15% slopes Same as above except steeper slopes. 14B – Frederick-Poplimento loams, 2 to 7% slopes (Prime Agricultural Soil) These soils are very deep, gently sloping, and well drained on narrow to broad, convex valley sides. Permeability is moderate in the Frederick soil and moderately slow in the Poplimento soil. The available water capacity is moderate in both soils. Surface runoff is medium. The erosion hazard is moderate. The surface layer is friable and easily tilled. Natural fertility is medium, and organic matter content is low. These soils are well suited to cultivated crops, hay and pasture. 14C – Frederick-Poplimento loams, 7 to 15% slopes Same as above except steeper slopes. 20B – Guernsey silt loam, 2 to 7% slopes (Prime Agricultural Soil) This soil is very deep, gently sloping, and moderately well drained. Permeability of this soil is moderately slow, and the available water capacity is moderate. Surface runoff is medium. The erosion hazard is moderate. The surface layer is friable and easily tilled when moist, but breaks up into clods if the soil is tilled when too wet or too dry. Natural fertility is medium, and organic matter content is moderate. This soil is well suited to cultivated crops, hay and pasture. 6 25C – Laidig very stony fine sandy loam, 7 to 15% slopes This soil is very deep, strongly sloping, and well drained. Permeability in this soil is moderate above the fragipan and moderately slow in the fragipan. The available water capacity is low. Surface runoff is medium. The erosion hazard is moderate. Natural fertility and organic matter content are low. This soil is not suited to cultivated crops, hay because of stone. The soil is well suited to pasture if the surface is cleared of trees and stones. 29 – Massanetta loam (Prime Agricultural Soil) This gently sloping, well drained soil has a silty clay loam surface layer and clay subsoil Permeability of this soil is slow and the available water capacity is moderate. Tilth is fair and the soil is medium in natural fertility. The subsoil is very plastic and has a high shrink-swell potential. This soil has rock outcrops and is a factor in the use of this soil. This soil has a fair potential for farming. 33E – Opequon-Chilhowie silty clays, very rocky, 15 to 45% slopes This soil is moderately steep to very steep, and well drained on narrow to broad, convex valley sides. Permeability in these soils is moderately slow, and the available water capacity is low. Surface runoff is rapid to very rapid. The erosion hazard is severe. The silty clay surface layer is firm, and tends to break up into clods if tilled. Rock outcrops interfere with tillage. Natural fertility is high, and organic matter content is low. These soils are not suited to cultivated crops, hay, or pasture. 35 – Pagebrook silty clay loam This soil is very deep, nearly level, and moderately well drained. Permeability of this soil is slow, and the available water capacity is moderate. Surface runoff is very slow. The erosion hazard is slight. The surface layer can be worked only in a narrow range of moisture content. Natural fertility is high, and organic matter content is moderate. This soil is moderately well suited to cultivated crops and hay. This soil is well suited to pasture. 36 – Pits, quarries, and dumps This consists of open excavations from which limestone, shale, and sand have been mined and of piles of spoil from quarries. Areas of pits, quarries, and dumps are poorly suited to cultivated crops, hay and pasture, and to use as woodland and as habitat for wildlife. 7 41C – Weikert-Berks channery silt loams, 7 to 15% slopes These soils are shallow and moderately deep, strongly sloping, and well drained on rolling landscape and on the tops and noses of ridges. Permeability in the Weikert soil is moderately rapid and in the Berks soil is moderate. The available water capacity is very low. Surface runoff is rapid. The erosion hazard is severe. Natural fertility and organic matter content are low. These soils are poorly suited to cultivated crops and hay, and are moderately well suited to pasture. 41D – Weikert-Berks channery silt loams, 15 to 25% slopes Same as above except steeper slopes. 41E – Weikert-Berks channery silt loams, 25 to 65% slopes Same as above except steeper slopes. 44C – Zoar silt loam, 7 to 15% slopes This soil is very deep, strongly sloping, and moderately well drained. Permeability of this soil is slow, and the available water capacity is moderate. Surface runoff is moderate. The erosion hazard is moderate. Tilth is good, but the soil breaks up into clods if tilled when too wet or too dry. Natural fertility and organic matter content are low. This soil is moderately well suited to cultivated crops, and is well suited to hay and pasture. 8 ATTACHMENT 2 – Proposed Red Bud Agricultural & Forestal District Parcels Map # Property Owner Acreage 43 A 154 Shenandoah Valley Battlefield Foundation 36.27 43 A 159 Jenkins, Jeffery G. & Roseanna M. 2.00 44D 2 6 Willis, Charles I. 2.37 44 A 28 Werdebaugh, Donna W. & Donald M. 8.72 44 A 28A Jobe, Allen B. & Velda D. 20.46 44 A 28C Boden, Robert R. & Marsha 4.30 44 A 28D Boden, Robert R. & Marsha 5.00 44 A 28F Kugler, Standish P. & Janet E. 9.85 44 A 28G Jobe, Allen B. & Velda D. 5.00 44 A 28I Miller, Voight G. & Bonnie L. 8.00 54 A 87 Britz, William D. & Claudia J. 20.00 54 A 88 Preservation of Civil War Battlefields 181.03 54 A 89C Shenandoah Valley Battlefield Foundation 100.00 54 A 90 Preservation of Civil War Battlefields 41.00 55 A 5 Herring, Kevin L. 33.43 55 A 5A Herring, Stacy A. 3.56 55 A 5B Herring, Vera J. 1.00 55 A 5C Herring, Stacy A. 17.01 55 A 5D Herring, Kevin L. 1.21 55 A 6 Hulver, Joseph F. T. 24.04 55 A 7 Oates, Gary K. & Constance J. 13.48 55 A 7A Oates, Gary K. & Constance J. 9.37 55 A 7B Oates, Gary K. & Constance J. 7.49 55 A 7C Oates, Gary K. & Constance J. 5.00 55 A 7D Oates, Gary K. & Constance J. 5.00 55 A 7E Oates, Gary K. & Constance J. 5.02 55 A 8 Schwartzman, Bernard 25.09 55 A 14 Lam, Ernest L. 2.00 55 A 18 Seipel, Wayne D. & Stephanie P. 12.00 55 A 19 Seipel, Wayne D. & Stephanie P. 22.00 55 A 20 Seipel, Wayne D. & Stephanie P. 10.86 55 A 21 Seipel, Wayne D. & Stephanie P. 58.50 55 A 109B Jenkins, Jeffery G. & Roseanna M. 8.82 55 A 115 Pine Knoll Construction 1.75 55 A 117 Jenkins, Jeffery G. & Roseanna M. 4.33 55 A 118 McNeil, Debra J. & Dawn M. Stultz 1.13 55 A 129 Childress, Nathan & Diana 33.08 55 A 129A Gregg, David M. & A. Katherine 33.00 55 A 138 Orndoff, Stephanie M. Sempeles 21.50 55 A 139 Orndoff, Stephanie M. Sempeles 7.31