The current language in the Comprehensive Plan provides for home lots from one to five acres in size, with a requirement of 2.5 acres per home density level for the entire rezoned parcel. The SRR classification is unique in that environmentally sensitive land areas are not removed before the average density calculation is made.

Problems with the SRR classification should be addressed during this review period of the Comprehensive Plan, including:

1. Inconsistencies between the Comprehensive Plan and the Zoning Ordinance.
   
   There are two different county documents that provide land use guidance, the Comprehensive Plan and the Zoning Ordinance. The Comprehensive Plan recommends development patterns and densities, and provides the general direction for county growth. The Zoning Ordinance contains the enforceable requirements that must be met for development to take place.
   
   Although the Comprehensive Plan calls for development in the SRR district at an overall density of 1 home per every 2.5 acres, this goal is not included in the Zoning Ordinance. This makes things confusing for developers and citizens alike, and makes it difficult for the County to implement Comprehensive Plan goals for the SRR district.
   
   REMEDY: Amend the Zoning Ordinance to match the language in the Comprehensive Plan calling for the 2.5 acre average density in the SRR district.

2. Environmentally sensitive land area is not removed from the total land area being developed before the average density calculation is made in SRR.
   
   This is different from every other land use classification in the comp plan, another area for confusion. This environmental land area includes wetlands, stream buffers, fragile soils and very steep slopes that generally cannot be built on or disturbed for environmental reasons. Including environmentally sensitive land in the density calculation incentivizes increased densities in the SRR district.
   
   REMEDY: Amend the Comprehensive Plan so that the environmentally sensitive land is removed from the overall land area before the density computation is made.

3. Inadequate protection for the Occoquan Reservoir.
   
   Land areas close to the Occoquan Reservoir, much of which is in the SRR district, are not sufficiently protected against erosion, chemical run-off and other pollution. The Occoquan Reservoir is a precious resource that provides drinking water and recreation activities for thousands of residents. For these reasons it is imperative that the resource be protected.
   
   REMEDY: Develop an overlay area for those land areas within at least one mile of the Occoquan Reservoir. This overlay area would provide protections such as housing densities closer to the five acre average and better protections against erosion, run-off and impervious surfaces. This overlay area has been discussed for years, and it's time to implement this important step.

The remedies above are easily accomplished and should be done now while the documents are under review. Attending to details such as these would help ensure that Prince William retains a good quality of life as we move into the future.

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