HomeMy Public PortalAbout1977_07_21 MINUTES OF JOINT PUBLIC HEARING OF LEESBURG TOWN COUNCIL AND • 261
LEESBURG PLANNING COMMISSION ON ESTABLISHMENT OF F-1 FLOOD
ZONE DISTRICT, JULY 21, 1977. •
A joint public hearing of the Leesburg Town Council and the
Leesburg Planning Commission was held in the Council Chambers, 10
West Loudoun Street, Leesburg, Virginia on July 21, 1977. The meet-
ing was called to order by the Mayor at 7 : 37 P.M. Present for the
Town Council were: Mayor Mary Anne Newman, Councilmembers Charles E.
Bange, Glen P. Cole, Stanley D. Herrell , Jr. , James A. Rock and John
W. Tolbert, Jr. ; also Town Manager John Niccolls and Zoning Adminis-
trator Robert C. Forbes. Present for the Planning Commission were
Commissioners Katherine R. Curry, James L. Griffith, Mervin V. Jack-
son and William F. Webb, Jr. Absent -wemaCouncilmember C. Terry Titus
and Commissioners Hunter M. Leach and Lynnwood L. Lay.
Mayor Newman stated that the purpose of this hearing is to con-
sider an amendment to the Leesburg Zoning Ordinance. and Zoning Map
to provide for an F-1 Flood Zone District.
There was no-one to speak either for or against the proposed
amendment. HpQw�ggv r, Mr,. jay Hanger, representing the Virginia Knolls
Community AssBLi4dtion,=jCnAt this proposed amendment be given careful
consideration. As written, this ordinance gives an opening for de-
velopment of the land so that it could cause two conditions that
could significantly increase the peak flood discharge from the area -
(1) if the drainage system of the basin is altered by adding storm
sewers, etc, the runoff concentrates faster and the floodwaters reach
higher stages at points downstream; and (2) if roofs, streets, parking
lots, etc. are added upstream, a greater portion of Le runoff flows
directly into the drainage channels, thus causing still higher flood
dtagge. These -extreme changes could increase the peak discharge
from a given storm rainfall to six to eight times that with no de-
velopment in the drainage area. (A portion of the above was quoted
from the "Flood Hazard Analysis" prepared by the Soil Conservation
• Service. ) He also understood that there is a possiblity, in the near
future, that -the Town Branch drainage will be changed. This will not
affect the Tuscarora Creek downstream and this is where their prob-
lem is - there is a small concrete bridge on Sycolin Road that is
the back-up. If building is allowed in the flood plain, then some-
thing else will have to be done to alleviate the problem on Shenan-
doah Street. Something should be done downstream to eliminate this
problem and -he did not think the proposed storm drainage project
will take care of this. Mr. Rock said there would be no extensive
construction under Sec. 7-A-1 of the proposed ordinance - he agreed
with the comments concerning problems downstream, but he could not
understand the concern of the homeowners in terms of construction
under this section. Mr. Hanger said they are concerned as to what
the. Tobi might consider permitted conditional uses under Sec. 7-A-2.
They are asking for careful consideration in conjunction with better
conditions downstream. Mayor Newman said Council is well aware of
the problems with the Tuscarora Creek.
Mrs. Curry said it has been brought to her attention that there
is no provision made in the proposed ordinance for how far any build-
ing should be from the property line. Mr. Forbes suggested that this
be 20 feet. There was discussion as to whether this requirement should
be in Sec. 7-A-4(a) or Sec. 7-A-4(e) , with a final decision being that
it should be in Sec. 7-A-4(e) to read as follows :
"(e) shall be set back at least 20 feet from
all property lines and at least the distances required
Mr. Arthur Slack, a resident of Virginia Knolls, asked if Sec.
7-A-4(a) means that there can be no filling in order to build over
the established flood plain. There was discussion as to the meaning
of this section and as to whether the flood plain has been established.
Mr. Rock called attention to Sec. 7-A-4(e) , which means that the land
could be filled up to the flood plain level , but not any further.
The flood plain level has not yet been established, but will be when
this ordinance is adopted.
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262 . MINUTES OF JULY 21 , 1977 PUBLIC HEARING.
Mr. Niccolls said there are several problems in the ordinance
that need some attention. Sign regulations should be included.
There are some inconsistencies in the language- it talks about
encroachment lines , regional flood and floodplain. There is noth-
ing in the F-1 zone under this proposal that is not subject to a one
percent chance of flooding each year with a 100-year storm. The re-
gional flood was intended to be the 10 or 25-year storm. This measure
was intended to say that you can do certain things .up to the limit of
the 25-year storm, but you can' t go into it. It is intended to pro-
hibit filling in the 25-year storm floodplain and to have slightly
lower, or higher, restrictions in the area between the 25-year storm
and the balance of the zone. He felt that the hearing has -been
very helpful in ,pointing out some of the deficiencies in the lan-
guage .- the staff can now take out any ambiguities or inconsisten-
cies and then add the 20-foot setback requirement. The validity of
the concept must then be tested concerning the fact that you can do
certain things as long as you are above the 25-year storm. You can
include allowances for certain things above the 25-year storm that
will allow a person to use his land. Mr.. Rock felt that this whole
thing applies equally within the 100 years 77� This would wind up per-
mitting filling between the 25 and 100-year7an could"blow you out
of the water. " Mr. Niccolls said this can be easily eliminated and
have uniformity within the entire flood zone. Mr. Rock felt that a
person could build on pila dso long as he did not disturb the outer
boundary of the flood zone7so that the flood plain is still under •
-
neath.
Mr. Rock had a question under Section 7-A-3 concerning "an engi-
neering study. " Is the "Flood Hazard Analyses, Tuscarora .Creek" as
prepared by the SCS considered to be "an engineering study" or do you
have your own study done? Mr. Niccolls felt that it would be wise to
say "The flood zone shall be the 100-year floodplain level .-established
for Town Branch and for Tuscarora Creek as identified in ,the report."
and take out all reference to "an engineering study. " Mr. Rock felt
that the Flood Hazard Analyses should be up-dated. It was also felt
that there are changing conditions all the time and this should be
taken into consideration.
Mr. Jackson asked how the pro-rata share is figured if a builder
comes in and says he wants to pay $10, 000 downstream. Mr. Niccolls
said this is very complicated and Council is in the midst of a very
intensive study on it. He explained the formula used and said this
is being explored also in light of the new proposed Subdivision Ordi-
nance. Mr. Rock spoke of a computer model being used in Fairfax
County and four other jurisdictions in that area concerning such
fees. Mr. Jackson referred specifically to a proposed street to go
through property owned by Mr. Rust and what would happen to Sycolin
Road as a result of this. This would have to be filled and either
Sycolin Road will have to be abandoned or it will have to be raised -
if the Town does the channelization work, then raising it would not
hurt. Mr. Bange said there are only two areas that have, to be changed -
one is at the loop in the creek; the other next to the railroad track.
If these are opened up, the water will go on down. He did not feel
that the flooding in Brandon would be affected by Sycolin Road. It
will be opened up far enough down that the water will go on through.
Mr. Slack said the channel has changed already and the town has
not even started channelization. There is a_ delta built up where the
Town Branch feeds into the Tuscarora Creek.
Mr. Griffith was concerned that, under Sec. 7-A=2(b)., there are
permitted kennels or stables for permanent animal occupancy. He
did not think there is any flood zone, area in town that is far enough
away from any residential area to make this a realistic use. Mr.
Bange advised him that there is nothing in the Town Code to prohibit
the keeping of animals in town except for hogs.
There being nothing further, Mayor Newman closed the public hear-
ing at 8 : 20 P.M.
/ Mayor
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