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:
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.
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
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.
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.
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.
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
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