The 2003 Comprehensive Plan: A Vision for Prince William County
The Prince William County Comprehensive Plan is a cornerstone of the development proces. The Comprehensive Plan establishes the vision for what Prince William will look like twenty, and fifty, years from now. The development densities established in the Comprehensive Plan set the stage for rezoning requests; applications that comply with Comprehensive Plan recommendations are approved on a regular basis.
Right now the proposed changes to the Comprehensive Plan recommend increased densities county-wide. These advance the vision for Prince William that uses Arlington as the model for east Prince William and Centerville for the western part of the County.
One proposition recommends adding extremely high densities to areas around transit hubs such as VRE, or perhaps bus, stations. This high-rise recommendation is presented as a �smart growth� strategy modeled on Arlington County�s successful efforts to relocate development around transit, increasing access to services and helping reduce traffic congestion. �Smart� growth patterns relocate sprawling development densities to areas where transportation and other services are available . . . with emphasis on protecting trees and other valuable natural resources. Unfortunately, the current Prince William proposal skips over the balanced approach and instead continues to simply add additional densities.
Another proposition to increase densities recommends changes to the Semi-Rural Residential (SRR) land use category. Currently the SRR category recommends that development proposals maintain an average density of 1 home for every 2.5 acres. The proposed changes remove this requirement and instead would pave the way for average densities of 1 home for every 1 acre anywhere �suitable soils for drainfields or access to public sewer� can be provided.
The SRR category was intended to protect Prince William�s designated rural area (Rural Crescent) by providing a zone that buffered the development area�s high densities. In western Prince William SRR areas abut the Rural Crescent along Broad Run and in the vicinity of Haymarket. The primary area recommended for SRR densities is mid-county. The mid-county SRR area borders the Occoquan Reservoir, the source of drinking water for eastern Prince William, and extends to the Rural Crescent. This proposed density increase targets an environmentally sensitive area where available information strongly indicates that Prince William should instead follow the Fairfax example and move to decrease allowed densities in this area to protect our public water supply.
Compounding concerns about the impact from proposed density increases, a resident developer has filed a rezoning application that proposes to subdivide an existing 7-acre parcel along the Occoquan River and construct an additional home, which would be then be sold. Approval of this request would set a precedent for other homeowners to do the same and, combined with the Comprehensive Plan proposal recommending an average of one home for every one acre, the densities in the SRR areas could increase dramatically.
Prince William�s current Comprehensive Plan already allocates more development than schools, roads or natural resources can accommodate. Although surrounding jurisdictions are using a variety of tools to manage (not eliminate) growth, Prince William has been reluctant to follow these positive examples. Residents who are concerned with where, how . . . and when Prince William development occurs can participate in the Comprehensive Plan visioning process by contacting elected officials and sharing information with others through community meetings and letters to the editor. Citizen comments are critical to effective Comprehensive Plan Update processes. Take advantage of every opportunity to express your support for realistic and rational long range planning in Prince William County. You can help protect valuable natural resources and good quality of life in your community. Check our website at www.pwconserve.org for opportunities to participate. It won�t happen without you.
Links
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2003 Comprehensive Plan for Prince William County
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Land Use Planning
Prince William Conservation Alliance