Smith Crossing: Comments to the Planning Commission

 

Dear Chair McPhail and Planning Commissioners,

I am writing to express my concerns regarding the Smith Crossing proposal (REZ2024-00005), which seeks to rezone approximately 235 acres from A-1 Agricultural to PMR Planned Mixed Residential. This proposal envisions a 375-unit residential community, with 117.39 acres remaining as open space, resulting in a density of 1.64 dwelling units per acre. This project, as the first to utilize the newly introduced Conservation Residential land use designation from our updated comprehensive plan, This project, as the first to utilize the newly introduced Conservation Residential land use designation from our updated comprehensive plan, is focused on increased density and not conservation as the classification might suggest.

While the initiative may seem promising, several critical issues need to be addressed:

1. Lack of Zoning Ordinance: As Smith Crossing is the inaugural project under the Conservation Residential designation, there is a noticeable absence of clear guidelines in our zoning ordinance. Rather than this definition being led by staff, it appears that this proposal will be setting the precedent of Conservation Redisdential moving forward.
   
   

2. Insufficient Public Input: This is the first public hearing dedicated to the Smith Crossing proposal. Prior to this, there have been no community meetings for residents to provide feedback on this project. The absence of a public engagement process undermines the principles of a sound planning and decision-making process
   
   

3. Developer-Driven Process: The development appears to be predominantly driven by the developer's interests rather than a balanced approach that involves input residents. See Lack of Zoning Ordinance.
   
   

4. Environmental and Access Concerns: The proposed "conservation" areas primarily consist of Resource Protection Areas (RPA), which are not suitable for development. Furthermore, these areas will be managed by the Homeowners Association (HOA) rather than being accessible to the public, limiting their ecological and recreational benefits.
   
   

5. Proximity to the PW Digital Gateway: The planned residential area’s proximity to what is anticipated to be the largest data center complex in the world may result in adverse impacts on the quality of life for future residents. This is an incompatible land use and requires additional mitigations and buffers.
   
   

6. Isolation of Open Space: The proposed open space is not contiguous with other green areas, reducing its ecological value and potential recreational use. Effective conservation typically requires connected green spaces to support wildlife and provide meaningful public access.

As you are well aware, our county is navigating a period of significant transition with the recent adoption of the Comprehensive Plan update that has significantly altered our land use policies. In facing the largest land use shift that this county has seen in 30 years, Fairfax Water recommended completing a water study before implementing such sweeping changes—a recommendation that remains unfulfilled.  Additionally, the newly adopted Community Energy and Sustainability Master Plan has yet to be fully integrated into our Comprehensive Plan and zoning ordinance, further complicating the development landscape.

This land is within the Agricultural and Arts Overlay District (AAOD), making it a prime area to fund and implement the county’s Purchase of Development Rights (PDR) program to support rural economic growth and make this land more congruent with the surrounding area by reducing density and creating meaningful public open spaces that benefit both PWC residents, visitors to Manassas National Battlefield Park, and local wildlife. 

Thank you for considering these concerns. In its current state, the Smith Crossing proposal simply is not ready to move forward. 

Sincerely,

Ashley Studholme
Executive Director
Prince William Conservation Alliance

N. Va. Coalition to Hold News Conference After Hearing on Lawsuit Against Prince Wm. Co. and The Farm Brewery at Broad Run (International Investments) to Protect African-American, Native American Cemetery

MEDIA ADVISORY

N. Va. Coalition to Hold News Conference After Hearing on Lawsuit Against Prince Wm. Co. and The Farm Brewery at Broad Run (International Investments) to Protect African-American, Native American Cemetery

(THOROUGHFARE, VA, 8/26/24) – On Thursday, Aug. 29, the Coalition to Save Historic Thoroughfare, an organization founded to challenge the alleged ongoing desecration of African-American and Native American cemeteries in Thoroughfare, Va., will hold a news conference following a hearing in Prince William County Circuit Court to decide whether a lawsuit against the county and The Farm Brewery at Broad Run can move forward.

[NOTE: This is part of a nationwide effort by local communities seeking to protect historic Black and Native American cemeteries.]

WHEN: August 29, 2024, immediately after the at 1 p.m. court hearing

WHERE: Prince William Circuit Court, 31st Judicial Circuit of Virginia, 9311 Lee Avenue, Third Floor, Manassas, VA 20110

WHO: John Chapman “Chap” Petersen, attorney for the coalition and Frank Washington

CONTACT: Coalition to Save Historic Thoroughfare Spokesperson Frank Washington, 702-812-4174, savehistoricthoroughfare@gmail.com, John Chapman “Chap” Petersen, Esq., (571) 459-2510, jcp@petersenfirm.com

In a statement, Coalition to Save Historic Thoroughfare Founder and Spokesman Frank Washington said:

Prince William Conservation Alliance Hosts “People Who Make a Difference” Awards Ceremony

Honoring Community Champions Giuseppe’s Ristorante Italiano, Judy Gallagher, Joyce Hudson, and Julie Flanagan

June 24, 2024 – Prince William County, VA: The Prince William Conservation Alliance held its annual “People Who Make a Difference” Awards on Saturday, June 22. This year’s event celebrated four outstanding community members whose dedication and actions have significantly contributed to the preservation and enhancement of our local environment. The awards honor individuals who exemplify one of our core tenets: People who care, make a difference.

Comments on Mid-county Industrial Park - Planning Commission

On behalf of the Prince William Conservation Alliance, I am writing to express my concerns regarding the Mid-County Industrial Park and the proposed rezoning of approximately 40.91 acres from A-1 Agricultural to M-2 Light Industrial, as well as the associated amendments to the proffers. This proposal is next to neighborhoods and across the street from Prince William Forest Park. While I understand the need for development and economic growth, I believe we can do so without sacrificing our environmental standards and the well-being of our communities in the process.

Protecting the Occoquan Reservoir - ORPA

The Occoquan Reservoir watershed, primarily (40%) within Prince William County, is crucial for the water quality of our drinking water. Land use decisions in the county significantly influence the health of the watershed and thus the reservoir.

While Fairfax County implemented protective measures, such as downzoning, to protect the reservoir, Prince William County adopted the Rural Crescent in 1998 to limit sewer access and curb development pressure. However, recent changes in the Comprehensive Plan have blurred the line between rural and development areas.

Call for data center guidelines

Three years ago, we started voicing concerns about a proposed data center development within the legislative boundary of Prince William Forest Park- Potomac Technology Park. We acknowledged that data centers had a role to play in modern society - many of our programs from the history of the Barnes House to protecting Quantico Creek are available online for anyone to see thanks to data centers that have already been built. But we also recognized that they needed to be properly sited with adequate buffers and set-backs. These siting concerns drove our opposition to projects like the Potomac Tech Park and Prince William Digital Gateway.

Where data centers are located is still important. But with the rapid increase in projects we are seeing, and this industry’s insatiable demand for power, water and land, we are growing more and more concerned about the cumulative impacts of this industry. Impacts on our electric grid, energy bills, water resources, and climate change goals are all of concern. These impacts are felt not only here in Prince William County, but across the state and the globe.

PWDG falls short of the CPA and Zoning Ordinance

 December 11, 2023

Dear Chair Wheeler and Members of the Prince William County Board of Supervisors:

We are writing in advance of your public hearing tomorrow on the three proposed “Digital Gateway” rezonings.  At the outset, we wish to emphasize that we strongly oppose all three proposals.  Data centers are a fundamental part of the technology infrastructure that supports the modern economy, and they have a place in Prince William County and other localities in Virginia.  However, given the enormous impacts they can inflict on the surrounding environment and nearby communities, it is essential that they be appropriately sited and scaled.  With its broad array of invaluable historic, cultural, and environmental resources, the landscape immediately west and northwest of Manassas National Battlefield Park is simply an unsuitable location for a data center and technology complex, especially of this massive scale.   

We acknowledge that some of you may disagree, as evidenced by the Board’s adoption of the PW Digital Gateway Comprehensive Plan Amendment (“Digital Gateway CPA”) late last year.  However, we trust that you will fulfill your collective duty to ensure that any rezoning applications proposed in this area: (1) comply with all pertinent requirements of the Virginia Code and Prince William County Zoning Ordinance; and (2) are reasonably consistent with the protections and guidelines in the Digital Gateway CPA.  The three proposals coming before you tomorrow meet neither of those basic marks.