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2006 Requests to Amend the Comprehensive Plan in the Rural Crescent
All 2006 Applications to Amend the Comprehensive Plan
Where is the Rural Crescent? Why is it important?
New Quarry Proposed for Rural Crescent Site Meets Community Opposition
Quick and easy information about the Comprehensive Plan
New Quarry Proposed for Rural Crescent Site
Occoquan Reservoir - Your Drinking Water Supply
Prince William Road Bonds through the Years
Forests, Trees and Canopy Coverage
Join the Prince William Conservation Alliance Today!

Will the Rural Crescent survive 2007?

Developer applications to amend the Comprehensive Plan propose to remove more than 1,500 acres from the Rural Cresent. The intent of these applications is to increase residential development densities and gain access to public sewer for properties in the Rural Crescent.

The 2006 applications requested development rights for up to approximately 2,000 residential units on 1,590 acres of land located within the Rural Crescent.

The Board of Supervisors will vote on whether or not to initiate these applications on Tuesday, March 14 at the 2:00 p.m. public meeting. There is no public hearing scheduled before the Board votes. However, community members can share their views publicly at Citizen's Time - held at the beginning of the meeting. Citizens can also email their views and comments to Supervisors in advance. Let your voice be heard before the Board of Supervisors decides to sewer the green.
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Developer's 2006 Comprehensive Plan Amendment requests for properties within the Rural Crescent
Avendale
Location Acres Current Use Proposed Use Proposed 'Incentives'
South side of Rte 28/ Nokesville Road at the intersection with Rte 215/ Vint Hill Road. 125.3
Comprehensive Plan-
AE Rural Crescent, maximum of 1 home per 10 acres
Zoned-
A-1, maximum of 1 home per 10 acres
Maximun potential residential units (approximate)-
12
Comprehensive Plan-
Suburban Residential Low (SRL), 1-4 units per acre
Zoned-
PMR (Planned Mixed Residential)
Maximun potential residential units (approximate)-
500
Developer commitment to construct the realignment of Vint Hill Road in conjunction with the development of the residential community.
Former Mid-County SRR Properties Seeking Return to SRR
Location Acres Current Use Proposed Use Proposed 'Incentives'
Generally bounded by Aden Road to the south, Cedar Run and Broad Run to the west, Manassas Airport and Route 234 Bypass to the north and Bristow Road, Long Branch and Lake Jackson to the east. 1465.1
Comprehensive Plan-

AE Rural Crescent, maximum of 1 home per 10 acres
Zoned-
A-1, maximum of 1 home per 10 acres
Maximun potential residential units (approximate)-
146*  
Comprehensive Plan-
SRR (Suburban Rural Residential)– 1 home per 1 to 5 acres
Zoned-
Not specifically stated in application
Maximun potential residential units (approximate)-
1,470**
According to the applicant, homes on 10-acre lots do not sell for significantly more than those on 1 to 5 acre lots, and SRR development is generally 'revenue positive' (generates more real estate tax revenue than the home costs in county services). Therefore, approval of this application would allow the county to increase the number of ‘revenue positive' residential units.   [Source: Initiation Request Form, p. 8]
Totals 1590.4 acres Currently planned for 158 homes Applications request development rights for up to 1,970 homes  

Notes:

* The application text states that the existing A-1 zoning (1 home per 10 acres) would allow 202 homes to be built by-right, without references to verify that number. It is difficult to understand how 202 ten-acre homes could be built on 1,465 acres. Although the application text does not provide a complete set of statistics, some of the properties included in this proposal are already developed and could influence by-right density calculations.

** Although the application text states that approval would allow development of approximately 650 single family homes, it is not clear if this covers all the properties included in this application or only properties currently controlled by developers. In addition, the text repeatedly references the SRR-1 category, which allows 1 home per 1 acre. Specific density commitments are not necessarily required at this stage. The figure of 1,465 homes in the table, above, gives the maximum allowable density under the SRR planning category.

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