How is this 2019 plan different from the 2017 plan?
The project has been scaled back to address the concerns of the the citizens who attended the first Planning Commission hearing in November of 2017.
- The Semi-Rural Residential (SRR) will remain intact and only 18 homes will be built on that 45 acre portion of the community.
- The Sheetz gas station has been removed from the project.
- The mini-storage facility has been removed from the project.
- The fast food drive-thru has been removed from the project
- The number of homes has been reduced from 392 to 310 [since the Planning Commission Hearing on 7/10/19, this number has been further reduced to 251]
- The amount of commercial has been reduced from 400,000 sq. feet to 145,000 sq. feet.
A more specific list of plan changes can be found here.
What type of commercial will be included in the the project?
The commercial component of the project will include neighborhood serving retail and office. At this point, only the CVS Pharmacy has committed to the project, but ideally we would like to see a small neighborhood market / grocer, a children's daycare center, restaurants and professional offices like dentists, doctors, and accountants. To get a sense of what type of design / architecture we have committed to, you can review the Design Guidelines.
What type of homes will be built in the community?
There will be three different types of homes built in the community.
- Single Family Detached Homes
- Single Family Attached Homes (Townhouses)
- Stacked Townhouse Condominiums (2 over 2s)
The Stacked Townhouse Condominium Product will be similar to what Stanley Martin is building at the Heathcote Commons Community.
To get a sense of what type of design / architecture we have committed to, you can review the Design Guidelines.
How are the impacts on the schools from this community being addressed?
PWCPS has determined how many students are likely to be generated by the community and where they would go to school, based on today's district map. The Schools Impact information can be found in the Information and Plans section of this site.
As noted, in the Kline Zoning Plan and Proffers, which are also located in the Information and Plans section of this site, the design for the community includes a 24 acres elementary school site, in lieu of the standard monetary proffer contribution.
How are the impacts on the local transportation network being addressed?
The main solution to addressing the transportation impacts was to scale the project down significantly. By reducing the number of home and the amount of commercial space, we were able to reduce the average daily vehicle trips for the project from 15,480 to 9,414, which equates to a 39% reduction.
Additionally, as noted in the Zoning Plan and Proffers, we will be making intersection improvements and adding additional travel lanes to the Prince William County Parkway to offset the impacts of the community on the existing transportation network. PWC Planning Staff has valued these improvements at $7,173,583, which exceeds the Level of Service Standard Proffer Value by $3,116,313.
What is the timeline for the project?
A general timeline for the project can be found in the Information and Plans section of this site.
What happens after the July 10 commission hearing?
At the July 10th Planning Commission Meeting, the commissioners will vote on a recommendation of approval or denial to the Prince William County Board of County Supervisors. At some point after this meeting, the project will be presented to the Board of Supervisors and they will make the final decision to either approve or deny the request to rezone the property.