Planning Commission - Regular Meeting

Yes.

Turn these on. Pleased to be here this evening to present to you the proposed capital improvement program for fiscal years 2027 to 2032. This is the same presentation that was given to the Board of County Supervisors back on February 10. The only thing that's been changed is my name and the date at the on the title slide here. What is the capital improvement program?

It is the county's six year road map, if you will, for facility and infrastructure projects. We're talking about things like libraries, police stations, fire stations. We're also talking about roads, sidewalk, trail projects, parks projects, and technology improvement. The CIP, it's guided by the board adopted policies as primarily the strategic plan and the comprehensive plan. It also adheres to the guidelines contained within the principles of sound financial management.

The CIP utilizes a variety of funding sources including I won't read all of them, but including debt, state federal funding, general levy or a general fund, fire levy. There's a number of funding sources that go into funding, providing expenditure funding for capital projects. And there is a direct link to the annual budget and the county's five year plan. The annual budget was presented to the board a week after the capital improvement program by the CXO. The CIP linkage to the annual budget is in the form of debt service.

We need to pay every year the the debt the the mortgage, if you will, on the debt that we borrow to build capital projects. And then also, facility and operating costs. Things like maintenance, and then also the programs that operate out of a facility. It's the general fund that and the the annual budget that pays those. For example, we build a library.

Once the library staff move in, it's the general or it's the annual operating budget that pays staff salaries, expenses for the program in the facility. We always like to start off each year by showing the projects that have been completed in the past fiscal year. We'll go through these fairly quickly. First are projects that were completed primarily using ARPA funding. If you recall, a couple years ago, the county got significant amount of funding from the American Rescue Plan Act.

Parks primarily did a lot of work with that funding. You can see I've got before and after pictures on the top and bottom on the left out at Splashdown Water Park. They did a lot of repairs and upgrades to courts, volleyball, tennis, and basketball courts. And then on the right hand side there, out of Veterans Park, they did a lot of improvements, including the the picnic shelter that you see there. Staying with ARPA funding projects and parks out of Joseph Redding Park.

You can see the before and after with the the restroom or the comfort station and then some improvements to the parking or the picnic facilities. On the right side there, some trail work that was done out of Valley View Park. Marumsco Acre Lake Park, again, this is still with the ARPA funding. There was the last couple of years, I believe it was '20 FY '24, we got the ARPA funding. We had a couple years to spend it, and these are projects that are finishing up this past or the current fiscal year.

Murumsko Acre Lake Park, you can see before and after, there was a lot of work done on the parking lot. And then on the right side, at a Belmont Park, there was a significant amount of replacing that bridge and then getting some of the the sidewalk area and some of the culvert and the drainage repaired. Moving into the field of transportation. On the left hand side there, you can see some crosswalk and signal improvements or signal that was installed at the intersection of Talon Drive and Route 2234. And then in the Gainesville area, Balls Ford Road, you can see there was some work done on Balls Ford Road, the underground sanitary sewer work.

There's only really only two transportation projects that finished up or will be finished up this fiscal year. Transportation had a lot finishing up last year, and they've got a lot going on this year. So these are just kinda highlighting the things that are happen to be completing in FY '26. Moving into facility improvements before and after. This is the building of facilities program.

This is a program that was instituted by the board back in 2018, whereby it's dedicated funding to parks and facilities for maintenance and upgrades at facilities. Again, it's an important aspect of capital projects. Once a project is complete, we gotta make sure we don't forget coming back in future years and making necessary repairs and maintenance. So that's what this program is for. You can see on the left, they replaced an artificial turf field out at Saunders Middle School.

And then on the right, they installed new playground equipment and a playground area out at Nukesville Park. Out at Forest Greens Golf Course, they did some interior and exterior renovations at the clubhouse. And out at Chin Aquatic Center just across the street here, you can see that they made change improvements to the they replaced the white coat of the pool. So it's good before and after shot. You can see the kind of work that's done with this dedicated funding for repair and maintenance every year.

Moving into parks staying with parks and recreation. Out at Rollins Ford Park, they installed a pump track. One of the questions we get quite a bit in the budget office is what exactly is a pump track? And it's very interesting. Picture's worth a thousand words. It's a complete loop for bicycles. And with the hills and banks and curves, it's designed such that you can make an entire lap without having to pedal. It's just shifting the weight of your body. So it's an interesting new feature in the county. And on the right side, you can see some improvements that were made, pedestrian walkway areas out at Alley Krieger Park.

Moving into fire and rescue, the fire and rescue system renovation and rebuild program. This was new two years ago, f y twenty five. Again, this is another repair and maintenance program. We're dedicated funding every year. Ded funding every year is dedicated going and doing repair and maintenance at fire and rescue stations throughout the county, both volunteer and county owned stations. And on the left before and after, you can see typical examples of the kind of work, the repair work gets done where they did repair work to the apparatus bay floor. On the left, it's Station 20. And on the right, it's Fire Station Number 15. Again, pretty dramatic before and after pictures. You can see a lot of the work that's done.

A lot of great repair and maintenance work done at fire stations. Staying with the fire stations, again, more typical kind of work. On the left side, Station 23, you can see some of the upgrades to the HVAC system that was made to the rooftop units. And then on the right side, they replaced the emergency generator and the emergent the automatic transfer switch out at Station 17. Again, just examples of the kind of good work that's being done to repair and maintain existing structures.

Out of the courthouse, the judicial center in Manassas, they're getting a lot of work done. They we could see they've refurbished the elevators. They've center top photo there. They've built an entire new courtroom up on the 3rd Floor for Central District Court using available existing space. Share a new conference room.

They upgraded the sheriff conference room for the sheriff's office and then also some needed renovations to the public restrooms. So, again, more examples of the great work that's being done dedicated to maintaining existing facilities. Moving into solid waste, some things that were completed. This is out at the landfill on the you can see the the image. That's the top of the hill when you first drive into the landfill, the mound of trash, essentially.

And once it's finished, once it's done being filled and done accepting waste, it's capped by essentially two feet of soil and then vegetation. And that's by DEQ, Virginia Department of Environmental Quality Regulations. Very specific steps that need to be done to properly close sections of the landfill. And then on the right hand side, you can see some watershed work that's being done in this example, the photos are work that's being done out at Powell's Creek. So these are examples of projects that are finishing up this fiscal year, FY '26.

Now we're gonna move into the proposed FY twenty seven to thirty two CIP. Here's a summary of the expenditures and revenue. You can see the CIP total expenditures for the six year window is about $1,560,000,000. On the left side, the pie chart is expenditure. You can see transportation is the lion's share at about almost 35%, followed by human services, general government, and then public safety also.

On the right hand side, the funding sources, you can see there's several different funding sources, the largest of which is debt that's issued by the county at about 44%. The next largest is NVTA. That's the Northern Virginia Transportation Authority. That is essentially funding that the county receives from the state to build its to go toward building its roads and road projects. Just by comparison, the current CIP for the year we're in now is about 1,050,000,000.00.

So we're looking at about a $500,000,000 increase in in projects in the six year expenditure. Projects are dropping off, and a lot of new ones are coming online. Very busy slide. We're gonna come to it at the end. This is sort of setting the table.

This is just the summary of the FY twenty seven appropriations and the funding sources for a lot of the projects. Projects current projects that are gonna need additional funding to move forward or new projects that are coming online. This is the funding for them, and I I won't go through them now. Again, this will appear at the end, and once we go through the remainder of the presentation, we can go through this in a little more detail, what the projects are and the funding sources for them. All right.

We're going to move into now projects, and we're gonna start with the safe and secure community quadrant. This is existing fire station renovation program. That's the program where we saw the photos a few minutes ago of repairing the bay floor and doing the mechanical work on the roof. This program continues at $4,000,000 per year funded by the fire levy. And again, you can see the type of works, the type of projects that are being done, concrete repairs, apparatus, bay floor repairs.

It's the Prince William County Fire and Rescue System, their executive group that decides what projects are to be done. There's so many stations, so much work to do. They collaborate and determine how are we gonna spend this money, what are the next projects that we're gonna do. New in the CIP this year is the centralized apparatus replacement program. We're talking about apparatus, you know, medic units, ambulances, pumper truck, ladder trucks, all the equipment used by the fire and rescue system.

It needs to be replaced on a a schedule, and it's expensive. So now we're dedicating $12,000,000 per year funded by the fire levy, and that's going to an organized systematic replacement of the apparatus throughout the fire and rescue system. Station twenty seven, this is the station that's 234 at the intersection. I believe it's 234 And Spriggs Road near that intersection. They just had the brown groundbreaking not too long ago.

The construction contract was awarded back in December by the board. Construction is gonna begin soon, and construction will be completed in the 2027. Some of the staffing has already been funded. For example, the medic unit was funded back in f y twenty five, almost two years before the station's gonna be built. The reason for that is there's a a level of involvement of training and staffing.

Training people on in the medic unit, it takes a year and a half or so maybe to get them trained. So when the station finally open the stores for business, staffing will be trained and ready to go on day one. Same thing with the engine unit. There's a half year of funding. Again, they need to be trained and brought up to speed before the station opens.

So when it opens in the '27, it'll be ready to go. Station 30 and the emergency operation center. This is a project was approved by the board at last year or the current fiscal year funding design is gonna begin next month. Land was purchased in FY twenty five using proffers, And this is located out on Wellington Road in the vicinity of the Freedom Center. If you're familiar with that area, this is where the new station will go.

And it does have an emergency operations center, just a backup facility component to this station. Again, same thing, the medic units and the engine units, they're programmed in advance of construction being completed just so that they're staffed up and trained and ready to go when the station open. Construction is scheduled to be completed in May 2030. And this is looking ahead to future stations. Fire and rescue the fire and rescue system did a station location study back in 2024, where it identified where future stations, new stations are gonna be needed, and then also the replacement of existing older stations.

We've got some stations that may be on the order of approaching 60 years old, so they need to just be rebuilt. Station will still be there. It's just a new station facility. Station 3 out in Dumfries, design's gonna begin in FY twenty seven, and land for that was purchased not too long ago by the board. I was backing I believe it was last month that the board bought new land for this station using a combination of proffers and fire levy.

And Station 2 is an existing station that is going to be designed. We'll begin to replace that in f y twenty eight. And then a new station, Station 29 in the Lakeridge area, that's that'll be a brand new station, not a rebuild, but just a new station from scratch. Design will begin in f y twenty nine. Public safety training center.

This is an additional building out at the existing training center out in Noakesville. Master plan was completed in 2019. This project, you can see the the concept drawings there, involves it includes classroom and support space for fire and rescue and police, and apparatus bays for fire and rescue. Total project cost is $29,800,000. The design was completed in f y twenty five.

Construction is scheduled to begin later this year in May, and occupancy of the building will be open for business in 2027. Out of the judicial center, there's been renovations out there since the first funding was FY '23. So it's been several years. A lot of work to be done out there. The existing part of the building is about 40 years old.

There was a new addition put on, but the new addition is about 20 years old at this point. So a lot of work, a lot of renovation work in the courthouse. All the projects, you can see things such as elevator replacement, fire alarm, and sprinklers new fire alarm sprinkler system. They replaced all the exterior windows. It's just that sort of work on an old facility.

Completion of all these individual tasks is scheduled for f y twenty eight. So it's been a couple of years and they're starting to begin to begin to see the end in sight. Judicial center expansion. This is a much needed expansion out at the courthouse. A lot of the renovations we just showed on the previous slide were trying to make use of space.

And finally, you get to a point where you can't make there's no more space to do anything with. So master planning was done several years ago for a new facility out of the courthouse complex. And this new facility, it will have 12 courtrooms. It'll contain courtrooms for circuit court, and then also the circuit court clerk will move out of the existing building into this new facility. The Bennett School that's currently out there is scheduled to be demolished, but it will be memorialized and repurposed in some form or fashion to, you know, in in out of respect for the facility, the Bennett building that's out there now.

Total project cost is $200,000,000. The current appropriation to begin design, they have 51,300,000. Two projects, really. There's a parking garage and then there's the courtroom building itself. So they're gonna build the courtroom build the parking garage first. Parking out there has always been for many, many years a problem. So they're gonna build a parking garage first, alleviate some of the parking issues, and then they're gonna move into constructing the new the new building. Safe and secure community. I believe this is the final one, final project in that quadrant. This is a public safety communication upgrades at schools.

This is technology to upgrade the wireless communication infrastructure in each Prince William County school. Estimated cost is $14,000,000, and this is a partnership between the county and the schools. The schools are contributing $7,000,000. The county is contributing $7,000,000 to the project. Schools have already contributed theirs. County put in the first tranche funding in FY '24, $3,000,000. FY '27, we'll put in the remaining $4,000,000. And I apologize. I'm moving at a pretty good clip. I understand the keeping an eye on the clock.

Moving into health, well-being, and environmental sustainability quadrant, the Homeless Navigation Center East. This is a new facility, about 34,000 square feet. It's gonna provide coordinated wraparound homeless services along with community partners in the facility. Project cost is $30,300,000. The construction contract was awarded just two months ago in December.

Construction is gonna begin imminently in spring, and then the facility will be ready for occupancy in 2027. Homeless Navigation Center West. This is a new facility that'll be constructed in Western Prince William County. Piece of land you can see on the map there, that's in the 66 Corridor there in the Gainesville district. County bought that land and current appropriation for design is $4,000,000.

We don't have a project cost estimate yet. Once we begin, we don't know what programming, what's going to be needed, what won't be needed. So once design begins, we'll have a better idea perhaps at this point next year, we'll be able to say, here's what the project cost estimate's gonna be once we get some design work started. The Juvenile Services Center expansion. This is a project that's been in the CIP since 2019 in some form or fashion.

The board directed to move forward with a new well, with an addition out at the or an expansion rather out of the existing facility. About a 40,000 square foot addition on two floors. It's gonna demolish a good portion of the original building that was built in 1978 and is just obsolete at this point. Project estimate is $60,000,000. In years past, there's been state reimbursement for up to 50% for design and construction costs for a facility like this, but the state is no longer doing that.

So staff, we're assuming there's not gonna be any state reimbursement. And the FY '27 appropriation to begin design is 5,000,000. Parks and recreation referendum projects from the voter approved bond referendum back in 2019. There was about $43,000,000 in parks projects. And over the last couple years, that funding has been appropriated onto different parks projects.

This fiscal year, f y twenty seven, will be the last bit of that money. $5,200,000 will be appropriated on the Neabsco District Park project, and that will be all of the voter approved referendum funding has been appropriated on the parks projects. Existing parks improvements, this was new funding that $2,500,000 was appropriated for the purposes of not necessarily maintenance or repair, it's for expanding and enhancing parks facilities. These are things like field lights where there weren't lights before, comfort stations, playgrounds, picnic areas, expanding parking lots. $2,500,000 was appropriated last year.

This year, that's being increased an additional 2,500,000.0. So beginning in f y twenty seven, it'll be $5,000,000 appropriated annually for doing this good work out at existing parks facilities. And that funding that is supported by the general fund. The FY twenty seven annual budget was such that there was funding available for one time use on capital projects. About $17,000,000 is dedicated for one time projects.

It couldn't be for projects that were gonna incur annual operating costs. This is just money that can be spent one time for projects. So this is the list of projects that was developed in consultation with some of these are board recommended projects, other were brought up by staff. Some of these in case of in the case of the Hellwig Park artificial turf phase two, the second project there, this was included in the 2019 bond referendum. There just wasn't enough funding available to do the artificial turf on the second field. So this $2,000,000 will go through to go to completing that project. And a lot of these you may ask, well, how are these projects decided? A lot of it is well, it's twofold. One is the nature of the cost of the project. The relatively low cost, anywhere from 1 to $4,000,000.

Remember, it was only about $17,000,000 that could go toward it. So we found projects in each district also from one end of the county with an appropriate cost. So these that was the that was the basis behind selecting these specific projects just for one time funding in FY '27. I think we touched on it earlier in the presentation, the building facilities capital program. This is the program that was started back in 2018.

That's $4,000,000 each year of general funds goes toward repair and maintenance of existing county facilities. That will in the five year in the CIP and five year plan, that will continue $4,000,000 each year. And you can see the type of projects that are are done here. It's or HVAC mechanical equipment replacement, new or expanding sidewalks or parking lots or new new playground equipment, whatever is needed to keep and maintain, upgrade existing county facilities. That program will continue.

Moving into government, staying with government operations, performance, and innovation, county wide space. This was a program or a project that's been in the CIP for a couple of years now. It's it was master planning. It was done to see how the county could expand, not expand its footprint, but accommodate growth and then also try to reduce its leased footprint. Although the county leases quite a bit of space throughout the county.

So it was twofold. It was to accommodate growing county needs and then also try to get out of as much lease space as we could. Master planning was completed and presented to the board back in December. And the results of that study, we're moving forward with a new civic building and a parking garage at the government center, which would essentially just be right out here on this complex. Total project cost is $205,000,000.

The current appropriation is $5,000,000. That was to do the master planning, which is now complete. And then an appropriation in FY '27 to begin the design is $20,000,000. Information technology. This is the information technology, the infrastructure hardware replacement project.

This is hardware replace this is a hardware plan, county wide IT operations. You can see the sort of things that are you you can imagine we all know the speed at which technology changes. So this is to upgrade and replace perhaps outdated equipment or keep up with new equipment where it's needed. I'm not an IT guy. I don't wanna get too far out of my lane, but you can see the sort of things we're talking about, security firewalls, IT infrastructure, and such.

$5,400,000 annually funded by the general fund every year to make these kind of upgrades and replacements for county IT. Moving into public works, the first one, the landfill cell liner. I showed you the picture at the beginning of the the work that's needed to be done to cap a a closed cell of the land landfill. If you rewind the tape on that before we get to that point, first, you need to build a new cell that can be filled with waste. So that's what the $8,800,000 for a new cell liner phase three part c.

$8,800,000 in new section of the landfill. And also $1,700,000 to reconstruct the the main entrance at the landfill. If you've been through there lately, it's got kind of the roller coaster entrance. This will go toward repairing that and then also making some internal kind of roadway, some changes that'll help with some of the queuing that happens moving into the landfill. County watersheds, $5,000,000 is appropriated, and this is work that's needed to keep up with state and federal water quality mandates.

You can see the type of projects that are done, stream restorations, channel improvements. If you recall back in when I was showing the completed projects, you saw the photo of the Powells Creek, the work that was being done there. It's that sort of work. And that's needed to keep up with maintain the county's storm water permit and also make sure we're in compliance with state federal, storm water requirements. $5,000,000 funded by the storm water management fee. Finally, the bottom there is the transportation roadway improvement program. This is funding each magisterial district. It's $450,000 a year for just doing small scale mobility projects. Maybe it's a bus shelter. Maybe it's a section of sidewalk.

The supervisors can use that funding at their discretion for small scale transportation mobility projects, and that is funded as it has been the past several years using recordation tax that's designated for transportation purposes. Staying with mobility, the referendum there's debt service on the the 2019 bond referendum had a number of transportation projects that were authorized to be funded with bond with debt financing. We gotta pay that annual debt service, and a number of sources could be used. Granter's tax could be used to fund the debt service, but that's currently unavailable because it's using to support the OmniRide local subsidy. Transit occupancy tax could be used to pay the debt service, but that's unavailable.

That's being used, again, to subsidize OmniRide. Northern Virginia Transportation Authority, 30% local funding can be used to pay the debt service, but now a portion of that is scheduled to be used to support the VRE local subsidy. So rather than issue debt for these two projects, you see the bolder ones, Deadland Road widening and Old Bridge Road. We were scheduled to sell debt for those projects. It's proposed in the in the CIP in the annual budget.

We're gonna pay those amounts, the 28,700,000.0 and the 13,200,000.0. We're not gonna issue debt. We're just gonna pay that using existing NVT NVTA 30% funds. We did a similar thing back in f y twenty five for the Prince William Parkway, the Mill Minnieville Road interchange project. Rather than issue $70,000,000 worth of debt, we just use existing funding. And what that does, it saves about $50,000,000 in interest cost over twenty years. Rather than issue debt, we'll just pay it with available financing. And we're spending NVTA 30% for these, but it's in the long term, it's preserving that funding so we could use it. It's not tying up debt service for twenty years. That funding is gonna be freed up for use in other transportation mobility projects.

And there is a consideration by the board currently whether or not to to levy a commercial and industrial tax for mobility, that's a separate conversation that the board is having outside of the CIP. Just wanna put it on the slide and make mention that is an option for paying the debt. Currently, the proposed idea is to use existing NVTA 30 rather than issue debt.

Excuse me. How much how many more slides do you have?

I've got two more, and then that's it.

Okay. Thanks.

And I won't dwell on this. Again, this is the one from earlier in the presentation. Now you can see that we've gone through some of the projects that I've discussed. You can see that's the I won't go through it all, but that's the breakdown of the various funding sources. The right hand column, you can see the variety of funding sources.

There's the capital reserve, debt, fire levy, general fund, and those varying amounts for the projects. Very quickly, just a different we like to have this slide, the difference between a capital budget and the operating budget. Capital budget pays for the project, pays for the land, pays for the architect, pays for construction. The annual operating budget pays for the debt service, essentially pays the pays the annual mortgage for the debt that we borrow, pays for the utilities and maintenance, and then the program costs of whatever program is operating out of the building that we build, that's paid for out of the annual operating budget. Very quickly, this is the impact of the proposed CIP on debt service and operating.

Really, what's important, it's it's a list of all the projects that have operating and debt associated with them over the next five years in the five year plan. What's important is the bottom line. You can see the impact of the proposed CIP, 40,000,032, and then it really ramps up in FY 3031 with these new projects that are coming online when the debt service begins. Final slide, I promise. Proposed budget.

We are currently at the where are we? March. We didn't have it on there. We are at the we are at the work session for the Planning Commission, and today is February 25. You can see looking ahead, there's a variety of public hearings, budget recap, all leading up to budget adoption on April 21.

Okay.

And, yes, the two words you've been waiting to hear, just in conclusion, that is the final slide.

Thank you very, very much. We appreciate all your slides and good information. Now I'll turn it to the dais. Does anyone have any questions to ask Matt what's your last name, please?

Cornelius.

Cornelius.

Yes.

Okay. Anyone have any questions to ask Mr. Cornelius? Sure. Commissioner Ross go ahead.

Bennett School when you presented to the board of supervisors a gentleman spoke about Bennett School and some historical considerations.

Yes.

Do you know if his concerns have been put to rest or is it still something that we're scratching our heads over?

I would have to defer to the facilities group who's handling that. I don't know to what extent it's been addressed at all. We can certainly find out.

If nobody else there was a a juvenile environmental something or other facility.

Juvenile services center. Is that like

classroom groups, four h groups, whatever, go there and they learn about the environment, or is it like juvenile hall? It's

it's juvenile hall. It's the it's a it's an expansion to the existing it's now it's called the juvenile services center. Previously, it was called the or it may still be the juvenile center out near the landfill. It's an expansion to that facility.

Yeah. Okay. The 4,000,000 a year in annual maintenance, money set aside for maintenance of existing facilities, That seems like it would of it would need to grow with inflation of the types of materials that are used and whatnot. So does 4,000,000 a year, how long does that last before you have to adjust it?

It's it's been adjusted in that funding has been added to well, funding has been added to other programs. Let's see how quickly I can find it. I think I went right past it. For the building facilities is 4,000,000 a year. Two years ago, the fire and rescue system got a program similar program for $4,000,000 a year.

Last year, Parks got an additional this bullet pardon me, pointing that 1,200,000.0, that's that's an increase that you're talking about. It was an additional 1,200,000.0 on top of the 4,000,000 for Parks. So that you're right. They if we gave them $10,000,000, they could go through that in a year. So it's 4,000,000, and then it increased 1 point 2,000,000 two years ago. Parks got an additional 5,000,000 now for doing kinda similar work, not really maintenance and repair, but expansion. So there is a keen awareness that, yeah, that 4,000,000 doesn't get you very far. Okay.

Thank you.

Thank you, Commissioner Ross. Commissioner Scheifler?

For that group of $17,000,000 projects, so why was 17,000,000 chosen?

That was coming out of the operating budget. It was determined that, hey, we've got about $17,000,000 that could be put forward to one time capital projects. The exact calculus of how

that's I it in debt service on your last slide. Yeah. So is it is it

Oh, that's debt service and So that's 17? At the bottom.

That's So why I thought

I thought that was available money that

we had, not

It it is. That's why in future years, it goes to zero. It's just used one time. The other projects are

But it's not so it's not it's not why would it be considered debt service then?

It's it's not. It's operating. It's debt service and facility maintenance. And in this case, just one time use of capital capital funding. This is the impact on the five year plan. So that $17,000,000 impacts the five year plan.

Okay. So this isn't this isn't this isn't debt service?

No. This is this is debt service and operating costs and one time funding.

Okay. Well, it'd be nice to separate that out our understanding what is what are we paying debt for and what are

We can

be to have understand that at least at some moment.

Yeah. This is all of that put together in one table. But, you know, we could separate out if you wanted to see just debt service. Another table would be just operating costs.

Okay. That was, like, excess operating that we had

from No. 17,000,000. I don't know exactly how that number was determined. They came to the CIP and said, hey. There's $17,000,000 that could be used just one time on projects. What projects would they be?

Alright. Commission sorry for you done?

Yep.

Okay. I have a couple questions. My first question is what happens to the old fire stations when they're replaced?

To the extent that they can, if there's available land, they'll build a new one, and then the old ones will just be demolished. Very similar to what we did with the coal station about ten or so years ago. They built a new station. The old station was kept operational. Once the new station was built, the old one was demolished. Some of these cases, there may not be enough, like Station 3, for example. There was it's it's a kind of a wedge shaped piece of land. There wasn't enough land to build a new station and maintain the old one before we knocked it down. They just bought a new piece of land for the station. Now what happens to the existing structure once the new station is built, that I don't know.

I don't know if they can repurpose. Right? I think the idea is just to demolish it. I don't know if it can be reused for anything else, but that would be a question for fire and rescue.

Okay. And then I have a second question. I understood at one time the county was trying to con was considering trying to locate, most of the county buildings in, like, the Mid County area for convenience between east and west to service. Was is that off the table, or do you know anything about that?

Mid County I don't know if this McCord, the complex we're on now, is considered Mid County. You mean off on a

I thought it was actually they were talking about somewhere around February.

There was talk at several years ago, of my understanding, something out near the landfill, I think, was to build kind of the county complex. I don't know if I personally haven't heard anything of that in a few years, so I don't know what to what extent that's gonna move forward at all. I think this new kind of county complex master planning idea may be that may be the way that they're going rather than, you know, that mid county area you're talking about.

Okay. Thank you. Commissioner Carroll.

Yes. I was just gonna say, I'm 99% sure those parcels that that was planned for were the ones that went for the data centers. So I think that is off the table. I just have a quick question. I know we're short on time. In terms of the Brentsville Park kind of expenditure for, I think it was a land Yes. Acquisition. Do you have any is that just a a general acquisition, or do you know if there's, a targeted property that that is seeking to go for?

I don't know to what extent I can talk about land acquisition here. But we can certainly even refer to parks and recreation

for

additional details.

Okay. I can follow-up.

But it's my understanding, it's not just kind of generic or general Yeah, assume it's not. Specific. Perfect. Thank you.

Oh, there we go. Do we have any more questions? No? Okay. Well, it is actually 644, so we thank you, Mr. Kanellias, for your presentation. We appreciate you coming and sharing the county's plans with us, and we look forward to seeing you at the Planning Commission hearing. Yes, ma'am. Thank you. Thank you.

Good evening everyone and welcome to the Prince William County Planning Commission hearing. Tonight, just wanna ask that, everyone, please turn off your electronic devices. We will now stand for the pledge of allegiance.

I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you, everyone. We had a wonderful work session on the Prince William County capital improvement program this evening at six and we just had our agenda review at 06:45. We will now have the roll call from madam clerk.

Yes, ma'am. Chair Brown? Here. Vice Chair Justice? Here. Commissioner Carroll? Here. Commissioner Moses Ned? Here. Commissioner Ross? Here. Commissioner Scheifler?

Here.

Commissioner Shaikh? Here. We have a quorum.

Thank you, Madam Clerk. Do we have anyone participating remotely? I think we're all here today. So no remote participation. We'll now move on to item six on our consent agenda.

I'd like to get a motion to pass brief the resolutions for the Planning Commission public hearing dated 01/14/2026. So moved. Second. Thank you. The motion has been properly made by commissioner Moses Ned and seconded by commissioner Sheikh. Can we have a roll call, please? A a vote, please.

Yes, ma'am. Chair Brown? Yes. Vice chair justice? Yes. Commissioner Carroll? Yes. Commissioner Moses Ned? Yes. Commissioner Commissioner Ross?

Yes.

Commissioner Scheisler?

Yes.

Commissioner Shape?

Yes. Thank

you. Motion passes.

Thank you. We now need a motion for to pass brief and resolutions for the planning commission public hearing dated 02/11/2026.

So moved. Second.

You. The motion has been made properly made by commissioner Moses Ned and seconded by commissioner justice or Vice Vice Chair Justice. Can we please have a vote?

Ma'am. Chair Brown? Yes. Vice Chair Justice? Yes. Commissioner Carroll? Yes. Commissioner Moses Nidd? Yes. Commissioner Ross? Yes. Commissioner Scheifler?

Yes.

Commissioner Shake? Yes. Motion carries.

Thank you. We will now move on to the expedited agenda, and I will now turn it over to, Mr. Venegas.

Thank you.

Do we have any items on the expedited agenda?

Chair Brown, we actually have several items for the expedited agenda. Item 11A, proper amendment resigning twenty twenty two zero two nine Blackburn Land Bay four. Item 11 b proper amendment rezoning twenty twenty five dash zero zero zero one seven Wolf Run Miller property proper amendment. Item 11 c rezoning twenty twenty four dash zero zero zero three zero Heathcote Marketplace residential. Item 11 d special use permit S U P 2025 Dash 00015 Taco Bell at 5485 Waterway Drive.

Item 11 e, proper amendment rezoning 2025Dash00024, Token Valley Road, proper amendment.

Okay. We will now open the public hearings for the expedited agenda. The first item on expedited is proffer amendment r e z two zero two two dash zero zero zero two nine, Blackburn Land Bay 4, and that's in the Gainesville District. So we'll turn it over to commissioner Ross.

Do we have anyone that cares to speak?

We have one individual signed up for Blackburn Land Bay 4, and they are a con. Do we have any other individuals who would like to speak against this project? Okay. And just for clarification, if we have two or more individuals speaking against the project, we will pull it off the expedited agenda to hear the case. So if there's just one individual, mister Dang, you can head back and speak on the project.

Yeah. You can go ahead and go to the podium.

If you can go to the back podium in the back, just say your name, magisterial district, or generally where you live, and then you will have three minutes to speak or five minutes if you're representing an organization. Organization.

Hello? Can you hear me?

Yes.

I uphold the result. The reason because when we bought the house, I I live in the close to the my address, 11047 Blackburn Cove Lane, Manassehat 20109. And I uphold the reason. The reason when we bought the house, the the land supposed to be a commercial yield. That mean, you know, the value when I pay for the house, it include into the future of the commercial purpose very close to warehouse.

Now if it rejoin, it will put the because around may have a population, very high density, and it will have a lot of traffic and a lot of thing, you know, coming up.

So,

you know, the Exit 47, when I I I go to work morning and I come back, even in it a lot of traffic there. So I don't want to put more house into the land. That's the the the reason and around the area. It's a lot of condo and a lot of apartment. It's very already high density.

So I it's not me. There are a lot of people uphold to the region. And, recently, I sent an email that I put on a lady keep with her to the the builder or the owner of the land. And I don't see they have any concern or feedback to me. So that's why I come to the public hearing and to talk about my opinion. I still have two neighbors. Sit here too, and I don't know if they have any opinion. And that's it. Thank you.

Great. Thank you. And that is the only individual we have signed up.

Okay. Thank you and thank you for your comments, sir. I'm gonna turn it back to Commissioner Ross.

Chair, if you'll indulge me, I'd like to ask the applicant to not give their full presentation, but just give us a couple of sentences about the comparison between the projected traffic with a commercial development on that property versus the projected traffic with a residential development. No.

This is on expedited agenda.

That's why I said without their presentation. Okay. Well then, I'll just say I recommend we close the public hearing.

The public hearing is now closed.

Before I make my motion, it's my understanding that there will be a significant decrease in the expected vehicle traffic because this if this rezoning is approved by the Board of Supervisors. And for that and other reasons, I move that the commission recommend approving subject to the application conditions dated 02/17/2026, the application entitled proffer amendment r e z two zero two two dash zero zero zero two nine Blackburn Land Bay 4.

Second. The motion has been made and made by properly made by commissioner Ross and seconded by commissioner Sheikh. Madam clerk, can you please call the roll?

Yes. Chair Brown? Yes. Vice chair justice? Yes. Commissioner Carroll? Yes. Commissioner Moses Neve? Yes. Commissioner Ross? Yes. Commissioner Schreifler? No. Commissioner Shake? Yes. Motion passes.

Thank you. Moving on to item b, proffer amendment r e z two zero two five zero zero zero one seven, Wolf Run Miller property proffer amendment. Do we have anyone signed up to speak for that?

We have two individuals. They did not indicate if they were pro or con. I'll call your names. If you can let us know if you're either for or against the project, but Ellie Barahona and Daniel Barahona.

Okay. Right? Yeah.

Okay. They're not in here.

Ellie, Daniel, last chance?

No. No. Okay. Seeing that there's no one up to speak, we will turn it over to, vice chair justice.

Thank you. I'd like to close the public hearing.

The public hearing is now closed.

I'd like to recommend approval proper amendment r e z two zero two five dash zero zero zero one seven Wolf Run Miller property PRA. And what are the conditions stated for this one? If staff could share.

01/06/2026.

01/06/2026.

Second. Thank you.

The motion has been properly made by vice chair justice and seconded by commissioner shake. Madam clerk, can you please call the roll?

Yes. You said that was Justice and Shake. Shake. Thank you. Chair Brown? Yes. Vice Chair Justice? Yes. Commissioner Carroll?

Yes.

Commissioner Mosesnipp? Yes. Commissioner Ross? Yes. Commissioner Scheifler? No. Commissioner Shake?

Yes. Motion passes. Thank you. We're moving on to item c, rezoning REZ2024Dash0000030, and this is Heathcote Marketplace residential. Do we have anyone signed up to speak for this?

We have one individual who has signed up for the project in person, and then there is one individual online, which I'm not clear on.

Okay. We can go ahead and let the is the person online available?

Yes.

Our speaker online is Andrew Fleming?

Correct. That's Okay.

So we can actually have the person that's here to speak for if they wanna speak.

Okay. And the person online. Okay. We can hold the online speaker for a minute and the speaker person, Gifford Hampshire.

Madam Chairman, members of the commission, I'm Gifford Hampshire, and I represent Ivo Jabirlev, who is the owner of the parcel directly to the south. It's GPN 7298922118, and we rise to speak in favor of this application. We have been working with the applicant for the better part of the time that this application has been pending to ensure that we have access from our parcel, which is about an acre there to the south in one way or the other. And the way it's been provided pursuant to Proffer 23 is a access road and easement and also some grading easement and some utility easements out to the VDOT access road. And so at the end of the day, we are happy with that proposal, which is reflected in Proffer 23.

And we hope that the commission will approve it subject to that proffer at least along with the other proffers. And we'd like to thank Ms. Cameron and also her client and also the engineering firm of IMEG for working with us on this. And thank you very much.

Thank you, sir. Can we now have the person who's online?

Yes. Evening. Should I begin?

Go right ahead.

Great.

Just wanna make sure you guys can hear me okay. My name is Andrew Fleming. Before I begin, I just wanna thank the commission for your time and diligence you put into reviewing for and attending these meetings as I know how that is. I'm a resident of Piedmont, which as you know is immediately next to the planned development. Sorry.

It wasn't clear earlier, but I am here to request that the planning commission denies the applicant's request for the building height modification of 35 feet to 50 feet for the Heathcote marketplace development. Firstly, as you know, ordinances exist to provide predictability and a level playing field for both residents and developers. For decades, the 35 foot height limit has defined the character of Haymarket. A request to go to 50 feet is a 43% increase in vertical massing. This is not a minor modification.

This is a fundamental departure from the established scale of our community. If granted, you are effectively creating a new floor for every future development on the Heathcote Corridor, potentially affecting the cityscape through this spot precedent. Secondly, the planning commission staff noted in their report that this increase is not compatible with the surrounding area. I agree that this determination is is correct. This proper planning proper planning requires a graduated transition.

A step down in height when approaching existing residential boundaries is important. Placing a 50 foot four story vertical wall against the tree canopy of a single family backyard is an intrusion, not a transition in my opinion. It creates a looming effect that fundamentally strips away the privacy and character that surrounding residents bought into of this beautiful area. A building of this height simply does not fit the context of this site, unfortunately. Lastly, under Virginia law, a waiver or modification typically requires showing of hardship.

I have reviewed the site constraints, and there is no typological or physical constraints on this land that requires 50 foot buildings to make this site viable for development. The applicant is free to build compliant 35 foot townhomes just like every other development in this area has done for years. But this request is not based on necessity. It is a request for increased density and residential yield at the expense of surrounding neighbors' quality of life.

In conclusion,

I'm not asking you to stop this development. I'm just asking you to hold these developers to the same rules that protect the community previously. Please strip the height modification. Thank you all so much for your time.

Thank you so much. Okay. We're now going to turn this over. This is the rezoning for rezoning 2024Dash00030 He's coat marketplace residential, and this is in the Gainesville District. So we'll turn it over to commissioner Ross.

Thank you, chair. I recommend that we close our public hearing.

The public hearing is now closed.

Okay. Mister Fleming, I am going to vote in favor of this and I'm going to say that I believe I can describe to you why it's appropriate for you for me to vote after hearing your concerns. If we can't reach agreement, you'll be able to speak to supervisor Stewart about that. I want you to know that so you don't think we're expediting this and railroading you. And with that said, I move that the public that the commission recommend approving subject to the application conditions dated 02/04/2026, the application entitled rezoning R E Z 202400030 Heathcote Marketplace Residential.

Second.

The motion has been properly made by commissioner Ross and seconded by vice chair justice. Madam clerk, can you please call the vote?

Chair Brown? Yes. Vice Chair Justice? Yes. Commissioner Harold? Yes. Commissioner Mosesnett? Commissioner Ross? Yes. Commissioner Scheifler?

Yes.

Commissioner Shake? Yes. Motion carries.

Thank you. Moving on to item d, special use permit SUP2025Dash00015 Taco Bell at 5285 Waterway Drive. Do we have anyone signed up?

There's no one signed up in person or online.

Okay. And this is in the Potomac Magisterial District, so we will turn this over to commissioner.

Alright. Recommend we close the

public hearing. The public hearing is now closed.

Alright. I, move the commission, move the commission recommend approval of specialist permit S U P 2025 Dash 00015 Taco Bell at 5285 Waterway Drive with the conditions dated, 01/08/2026.

Second. Thank you. The motion has been made by commissioner Scheifler and properly seconded by commissioner justice. Madam clerk, can you please call the vote?

Yes. Chair Brown?

Yes.

Vice Chair Justice? Yes. Commissioner Carroll? Yes. Commissioner Mosesnett? Commissioner Ross? Yes. Commissioner Scheifler? Yes. Commissioner Shaik? Yes. Motion pass.

Thank you. We're now moving on to item e, proper amendment R E Z 2025 Dash 00024, Token Valley Road, PRA. It's proper amended. It's in the Kohl's District. Do we have anyone signed up for this, commissioner commissioner Carroll? Carroll?

There's no one signed up in person or online.

Thank you. We will now move this to vice chair justice.

Thank you. I'd like to close the public hearing.

The public hearing is now closed.

I'd like to recommend approval of amendment R E Z 202500024 Token Valley Road, PRA. Conditions dated

12/11/2025.

12/11/2025.

Second. Thank you. The motion has been properly made by vice chair justice and seconded by commissioner Sheikh. Madam clerk, can you please call the vote?

Chair Brown? Yes. Vice chair justice? Yes. Commissioner Carroll?

Yes.

Commissioner Moses Ned? Commissioner Ross? Yes. Commissioner Scheifler? Yes. Commissioner Shakes?

Yes.

Post motion carries.

Thank you. If anyone wants to exit the chambers, please do so quietly. We will now move on to item I'm sorry. We'll now on to our agenda for public comment, which is item number eight. If anyone makes any wants to make any public comments about anything or items that are not on our agenda for tonight, you may feel free to move to the, back of the room and make your public comment at the mic.

Does anyone have any public comments about something that's not on our agenda tonight? What's your what would you like? You can go back there. If it's not on the two we have two items remaining on our agenda. So if it's about one of those, then you wouldn't you would wait until we have those hearings. If it's not, then you're welcome to go to the back. You have a comment on one of our items on the agenda?

Yes, ma'am. Sorry. Have a word of problem.

Okay. No problem. Okay. Well, hold your comments because we're getting ready to get to that. Okay? Alright. Thank you. We're moving on to item nine on the agenda for deferral and continuation. Mister McGetigan or mister either McGetigan or, Venegas. Do we have any deferrals or continuations?

Chair Brown, we have no items for deferral or continuation.

Okay. Thank you. Moving on to item number 10, planning director's time. We will now turn this over to director Washington.

I'll

just speak to him. Good

evening, madam chair, members of the commission, director of the planning office. Just have some updates, to share with you on recent and upcoming planning office activities. The first is, had a presentation, but it's not loaded, but I can still talk about it. So, as you all may know, the planning office has embarked on a very robust, small area plan program, and we have already launched the Bent Hill Corridor small area last fall. Additionally, last week, the board of county supervisors approved the initiation of the Butler Park small area plan, so that is the second one we are starting this fiscal year.

And then right behind it, we are gearing up, to launch before the end of this fiscal year, which is June 30, the Yorkshire small area plan that's currently, in scoping, and that one was initiated by the board, a number of years ago. So we'll be able to jump right into the work for that. To help support community awareness and engagement on all of these small area plans, we work with the county's communications team to, create a small area plans hub on the county's PWC Works website. The PWC Works website, if you all have not seen it before, it is, under, you can search under PWC Works, but it's PWC Works dot PWC VA dot g o v. And this page has multiple county department efforts and initiatives that are underway, some that have been completed.

And so we, again, created a small area plans hub there. We actually already have, other PwC Works websites for other projects, such as the comprehensive zoning ordinance update as well as the sustainability and resilience, comprehensive plan amendment. So just wanted to highlight that. Additionally, related to the sustainability and resilience comprehensive plan amendment, this is an effort to update our comprehensive plan and to expand its policies to support more sustainable and resilient future development. We are in the midst of three community meetings.

We completed our first one last Wednesday. It was a virtual meeting where we introduced a project, had some poll questions for participants, and took questions during the meeting. That meeting was recorded, and it is available on the PwC Works website for this project. We also launched a survey where we ask a number of questions to gauge residents' interests and concerns related to sustainability as well as resilience issues, which also falls under the realm of hazard mitigation. And that survey is up through March 19 on the PwC Works website.

And, additionally, we have two remaining community meetings. These are both in person meetings. The, next one is tomorrow night, Friday I'm sorry. Thursday, February 26 at 7PM at the Occoquan Elementary School cafeteria. And then the, next meeting is on Wednesday, March 4 at 06:30PM at the Suwala Gilbert Ellis Elementary School gym.

So, we definitely, you know, encourage residents to participate. Again, this is the first opportunity to talk with the community about these projects, but it definitely will not be the last. Again, we encourage residents to participate and fill out the survey. And then lastly, I wanted to highlight that next Monday, the county will be holding its next annual state of the county event. You may recall the first one was held last year, and so this will be starting at 6PM next Monday at the Hilton Performing Arts Center.

There will be, an open house portion where multiple county agencies will have tables with information about their projects and initiatives. And then there will be three panel discussions on different topics with department directors. And I will be participating on the third panel, which will be focused on reimagining living and playing in the county. And that concludes my updates.

Thank you, Director Washington. Sounds like a lot of interesting and exciting things going on in the planning office, so hopefully the community will come out and participate. We will now move on to item 11. We will now open the public hearings, and we're moving on to item 11 f, rezoning R E Z 2025 Dash 00009 Greenhaven At Broad Run. And it's in the Brentsville Magisterial District. Will the applicant please come forward?

Good evening, commissioner, chair Brown and members of the commission. With your permission, am I able to combine items f and g since they're along the same corridor?

I'd prefer not.

Okay. Okay. The commissioner of record wants you to have separate ones. Okay. Alright. Thank you.

My name is Janelle Cameron with Walsh, Colucci, Lubeli, and Walsh here tonight on behalf of the applicant, JR Real Estate. We have members of the JR Real Estate team here as well as civil engineer and traffic consultants to be able to answer any questions that you may have. The project that we're talking about first is Green Haven At Broad Run. It is this property that's located here. It's a little less than a 120 acres in size.

The property is currently zoned a one agricultural and comprehensively planned r n two, which is residential neighborhood. That residential neighborhood has single family attached, single family detached as primary uses, and it recommends one to four dwelling units per acre and a height of one to three stories. This image here is directly from the comprehensive plan. This slide shows the proposal. The applicant is seeking to rezone the property to PMR planned mixed residential to allow for the construction of 435 residential units, a 181 single family detached units, a 102 duplex units, and a 152 townhomes.

The applicant is proposing 43 affordable dwelling units, which would be 21 made available to people earning up to 80% AMI and 22 for people earning up to a 120% AMI. This slide here shows the open space plan. The applicant is proposing 40% or approximately 49 acres of the site as open space, which includes amenities that I'll walk through with you. The applicant is proposing a 50 foot buffer in this area here, here, and here, and a 50 foot buffer along Vint Hill Road. This 50 foot buffer along Vint Hill Road looks very similar to the buffers that you have seen for other Vint Hill Road projects that have been in front of the Planning Commission.

This slide shows the various amenities that the applicant is proposing, and I'll briefly go through those amenities with you. The applicant has proffered a clubhouse a minimum of 3,000 square feet, as well as a splash pad. That clubhouse location is this area here. The applicant has proposed three pocket parks in this area here, here, and here. The applicant has proposed the nature park I'm sorry, a courtyard area in this area here.

There is a playground in this area here. We proffered that the playground would be for ages two to 12. And then with this proposal, there are also perimeter walking trails. As I mentioned earlier, the applicant is proposing single family attached, single family detached, duplex units as part of the proposal. With this, there are various unit types that are being proposed.

This slide here shows the village elevations. The applicant, as part of the proposal, did provide design guidelines, and these images are directly from the design guidelines that we have proffered substantial conformance to. This slide here shows the patio house units. This slide here shows the duplex units. The applicant is seeking a waiver of the lot with the maximum lot coverage and the maximum building height for the duplex units.

And this slide shows the townhome units. The applicant is also seeking a waiver of the maximum height for the townhome units to allow for a maximum height of 45 feet. And this slide shows the internal street network. For the projects along Vent Hill Road, the applicant had to look at what are the street networks internal to the site, but also had to look at what are the impacts in the street network external to the site. So for access here, there's access that is planned from Bent Hill Road.

This is Pioneer, so there's access planned from Pioneer as well. This slide shows the street typologies, so the street categories that will be within those internal streets. This slide here shows the pedestrian connections throughout the site, so no matter where you are on the site, there is the sidewalk that will get you to the amenities as well as a trail network. As part of the proposal, the applicant had to also look at what are their impacts assuming that all of the projects, there are seven projects along the Vent Hill Road corridor, are approved. This slide here shows the Vent Hill Road improvement plan.

This is specifically proffered for all six seven of the projects along the Vent Hill Road corridor. The applicant is required to look at what are the impacts of just their development and do those improvements, and I'll walk through that, as well as look at what are the impacts of all of the projects and make sure that the projects are the road network is constructed in phases so that the road can always accommodate the number of residential units that are coming online. This slide here shows the final Vint Hill Road improvement design. In this slide here is a transportation flow chart. There's a lot of information on the slide, but essentially it summarizes the proffers.

The proffers have three scenarios. So scenario one is that only one project along the Vint Hill Road corridor gets approved. That scenario is now out the window because the Brookfield Strathmore project was approved, as well as project. The second scenario assumes that all of the projects along the Vint Hill Road corridor are approved. In that instance, there's a joint development agreement that is entered into by all of the developers within those seven projects.

There is a phasing analysis that is done that is submitted to the county to determine the number of units that that can be constructed before certain road improvements are planned. And then there's a $17,000 per unit monetary contribution. With this option, there is the option that the county decides that they want to do the work themselves, and then that monetary contribution will go to the county and not to the joint development agreement escrow. The last scenario assumes that only some of the projects are completed. When only some of the projects are completed, a modified traffic impact analysis is submitted to the county and VDOT for review.

They'll look at what transportation improvements are required and then require a phasing analysis to do those improvements. There is still the $17,000 monetary contribution that's required as well as the transportation improvements that are required for each individual project. For the Green Haven project, the transportation improvements include the $17,000 monetary contribution. It includes turn lanes at the eastern entrance. It includes clearing and grading and relocation of utilities along Vint Hill Road, as well as right of way along Vint Hill Road.

There is a roundabout that is proposed at this area here. The proffers for this project state that if the roundabout is not approved before access to Pioneer Drive can be accommodated, the applicant would have to upgrade Pioneer Drive to meet today's standards and provide turn lanes on Vint Hill Road, a left and right turn lane on Vint Hill Road to Pioneer Drive. And this slide here shows monetary contributions that are being proposed as part of this development. It's over $9,300,000 contributions. And that concludes my presentation. I will be ready to answer any questions that you all may have when it's my time.

Thank you, Ms. Cameron. Okay. Now let's go to the office planning staff.

Good evening, chair Brown, planning commissioners. My name is Alex Venegas from the planning office, and I am taking over this case, Green Haven At Broad Run, rezoning twenty twenty five dash nine. So this is primarily a request to rezone approximately 119.78 acres from a one agricultural zoning district and a limited area currently zoned residential planned community. And they're requesting to rezone it to planned mixed residential to allow four thirty five dwelling units consisting of 181 single family detached units, 102 duplex single family attached units, and then 152 townhome single family attached units. With associated development waivers and modifications being requested, the proposed density is 3.64 dwelling units per acre.

The property lies right off of Vint Hill Road to the West okay. Located to the East of Pioneer Drive, North of Vint Hill and West of Braemar development, and it's identified by these g pin staff is recommending approval for this application. So the current zoning district, as we mentioned, is a one. And in the long range land use, it's RN two. And RN2 allows between one and four dwelling units per acre.

This project, I want to provide some relevant background because it's along the Vent Hill Corridor and as we previously had several applications before you, which you guys approved and then eventually the board approved, this is one of seven development projects. Recently, you guys approved Longleaf at Kettle Run, Alderwood I'm sorry, recommended approval, Alderwood and Hawthorne, as well as Strathmore. To date, approximately 1,227 dwelling units have been approved on the Vent Hill Corridor. The applicant did do, and they submitted a master development study plan on 04/15/2025, and it involved all of the applicants in that corridor working together to provide that to staff. We also have a small area plan that's currently underway, And this whole corridor study as well as what was previously approved gives us a little better idea of what is going in there.

So that kind of helps a little in the early stages of the small area plan. So to put it in context of where this is, this is a Greenhaven, a Broad Run application. It's right next to the RPC area of Braemar. Strathmore was recently approved. Later tonight, we'll hear the villages at Broad Run.

And then these three applications on the South side of Vent Hill Corridor, Longleaf, Alderwood, and Hawthorne were approved by the Board of County Supervisors. We do have Patriot High School here just to give everyone context of where this is located. I'm not going to get into the same details that the applicant did. In fact, I just would like to go through the different waivers just to share staff's position and explain it a little. So with the landscaping area, the applicant requested a waiver.

Staff is in support of that modification because we realize that you need that flexibility, especially between the community recreation areas, as well as the residential, as well as the development layout design. So, we are comfortable with that particular waiver. The alternative housing unit types. So staff had a little concern because this is designated PMR low density, and some of the areas do have duplexes and townhouses, which is a little greater density. But overall, the whole application meets the targeted range.

But staff did have some concern just because the way the zoning ordinance is written that the applicant is saying this is low density residential in the PMR and portions of that should be more medium density. But we've approved other ones like this with that were slightly outside of the LDR range. But we just want to make that apparent to the Planning Commission. The next is the design standards. Staff supports the design modifications that they're proposing.

It reflects current housing marketing trends. It is permitted in the LDR housing type and we feel that that flexibility is needed. The design standards, again, is for the duplex and townhouses. Again, we did look at it and based on it being an LDR, does not necessarily align with those particular types of development. But overall, we're supportive of the applicant moving forward with that.

The height modification, as was we heard previously, sometimes people have concerns with that height modification. Staff reviewed it. We looked at it. We don't see any scenic view sheds being highly impacted by this. So from our perspective, we're comfortable with this waiver.

And then the last one was the townhouse row length. We do have some concern just because it's up to eight units, and that's not consistent with the zoning ordinance. But in order to make this project work and create the necessary open space, staff is recommending approval overall. We do agree with the modified street section. Staff is supportive of that. And our department of transportation does not have any concerns with it. Interparcel connection. So staff is in support of this proposed modification as well. And the last one is setback encroachment. Staff supports that modification as well.

We realize that you need to have the flexibility to shift the product while still maintaining the overall low density character of the area. So staff's recommendation is approval. We look at through the lens of each one of the comprehensive plan sections and we have yes for all of those different plan consistency. Staff is recommending approval of the application proffered dated 12/26/2025 for the following reasons. The proposed rezoning to PMR as proffered is consistent with and does implement the residential neighborhood land use designation in the comprehensive plan.

Also, proffered, this proposal will allow development on the property that's cohesive as a planned mixed residential community. And the applicant is working with the other applications to provide necessary infrastructure improvements along the Vint Hill Road corridor. They also have consistency with the setbacks and buffering, and then the proposed development supports housing policy number two in our comprehensive plan, which is to promote diverse mix income housing communities throughout the county that address the demand for additional housing, the demand for a variety of housing which the applicant is providing, and the demand for affordable workforce housing to meet the needs of the residents at all income levels throughout all stages of life. The density of approximately 3.64 falls within the range of both the PMR, low density residential, as well as the comprehensive plan RN2. They are providing robust buffering and compatible measures throughout the project.

It does align with our strategic plan, our twenty twenty five-twenty twenty through 2028 strategic plan, quality of life objective one, develop affordable and diverse housing options to the county for residents of and families of all ages, sizes, income levels, and needs, and then sustainability sustainable growth, promote a sustainable community with a variety of housing types, densities, and affordability to ensure safe and livable environments for all residents. And with that, we'll gladly take any questions.

Thank you very much. We will now, hear from the public if there's anyone signed up for this, commissioner O'Keo.

Yes. There is. Right now, there's two individuals signed up, Jeff Fleis and Yahia Saad. And if there's any other individuals who'd like to speak, if you can head to the back, just name magisterial district or generally where you live, three minutes to speak, five minutes if you're representing an organization.

How are you doing this evening? This isn't really my project that I'm more worried about, but there's a few things that

And if

you could just name magisterial

Oh, I'm I'm Jeff Liss. I'm on Silas Drive in, Noakesville, Brentsville District. Couple things that I've noticed with this project is Reed Lane and the road intersection there. I didn't see anything in the presentation that indicated what they're in what they're gonna do with that intersection of Reed Lane and their property. I think we need to address that.

The other question is is has anybody looked into the historical are any are there any historical sites on any of these properties? And I I I'll bring that up in the next project as well, because I I haven't seen anything. I didn't see if there was any, information on that. I'd like to know if there is any information, about that. Primarily, it's just Reed Lane. Looking at the overall project is just Reed Lane on this particular project.

Thank you. Thank you. Next speaker, please.

Can you all hear me alright? Perfect. Hello, everyone. My name is Yahya Saad. I live currently in the Coles District.

I'm a husband and a father of two beautiful, very young children. And I'm blessed to be a homeowner, but I'm actually here to advocate on behalf of up and coming families like ours, many of whom are stuck as tenants and are unable to find a proper home that is within a reasonable distance of their families and their houses of worship. There's no secret that we're facing a housing crisis. People wanna be near their families, and they wanna have a multigenerational presence here in Prince William County. The majority of my wife's family are in Prince William County, and that's key for us being able to raise our children, and I know that's a major factor for many young families like my like ours as well.

Our communities need more homes, not less. We also need more walkable areas and family friendly recreational spaces so we don't have to continually travel outside of the county to take our families out to have a nice time. These housing projects are also in close prose proximity to religious institutions, many of whom have congregants that are still tenants constantly searching for the right place to live that's within a reasonable distance of their religious institution or their house of worship. There are many factors contributing to the housing crisis, but one of those is supply and that is the very key that our county does have control over. So it's within your power to do your part and rein in these runaway house prices.

When I look at the village in Greenhaven, I see a proposal that sets a strong standard for environmental protection, has adequate funds proffered for transportation and education. And not only that, but based on the site plans we've seen, it presents the very type of environment for families, especially young families to thrive. And finally, it means more housing for the young families that want to call Prince William home, not just a transient place where they subscribe to live. So tonight, I'm asking the planning commission to invest in the vision of a county where people continue to lay down their roots, not just the place they leave to go to work, not just the place where you act as a perpetual tenant. The village in Greenhaven, see as a step in the right direction, so I would request that the Planning Commission vote in favor of the rezoning application.

Thank you.

Thank you.

Thank you for your time. My name is Matthew Lama. I'm a longtime resident in the area. Particularly, I live not too far from this development. I'm also a resident in the district as well. I'm a real estate professional, and and I see it from the boots boots on the ground. And the gentleman who just spoke, he's he's absolutely right. There's a significant shortage of housing. Buyer demand remains strong, yet we simply do not have enough available homes, to meet that demand. Affordability is also one of the most pressing challenges facing families in our community today.

This project helps address both of these concerns by delivering much needed housing options in a thoughtful and responsible manner. Additionally, the proposed plan appears to be in line with the with the comprehensive plan that was adopted in December 2023. Consistent consistency with the comp plan is important for smart and strategic growth. For these reasons, I support this project, and I respectfully encourage planning to do the same. Thank you for your time.

Thank you.

I stood before y'all a 120 ago for Strathmore. They deferred for not thirty days, came back. Then I was here with Aldo Wood, Hothrow, and my name is Paul Short. I live on Princeville District, Noakesville, the rural crescent of Prince William County. I am very concerned about major factors.

We have already you have already approved four major developments, and I don't see a reason to continue to push through the depletion of the whole Brentsville district, which is really the legality and the ethics and the standards behind this is wrong. But that's another topic. I'm gonna tell you specific topics I'm talking about. They talked about traffic circle. Okay.

Four lanes four lanes to two lanes at Schaeffer. Schaeffer, two lanes to Kettle Run. It becomes four lanes. They're gonna put new two new traffic lanes in for Hawthorne. Then we got two lanes going up the hill with a new waterline designated for Masses Park that's being put in on the power line easement on the North Side of Vinn Hill.

But it's not nobody's aware of this. On the left at Re Lane, where the new proposed high school is gonna go on the backside of Alderwood is is, a cemetery. You can't disturb the cemetery. On the right, you have the new waterline, which is only 30 feet from the road. So how are you gonna build a four lane highway that goes to a certain traffic circle with a designated left turn lane for the buses that are gonna have to go down relaying to the potential new high school that's been, I think, been approved or is it it's it's too much.

This development and all these developments all concurrently, four and one application or one and then three more and now two more as well as Silver Bell is coming through. And then I understand that, an export of supervisors is trying to parcel 24 more pieces of land down on Allis Nest Road. He's trying to buy everybody out and do another density. As I said earlier, and I'd to ask for additional two minutes because I represent the whole Noakesville community where I live. It's too much they're gonna do a traffic circle there, and then they're gonna put it in a spur in for Alderwood.

Well, a traffic circle with four lanes to a two lane traffic circle is not go it's gonna impede and back traffic up, which is already like this. Four lanes, two lanes, four lanes, two lanes. So how are we gonna put in a road to the traffic circle when the cemetery and the waterline is already designated when none of this has been taken into consideration? Nobody nobody in the county has apparently talked to Prince William of Manassas in Manassas Park. The the traffic circle is not gonna be it's gonna be a traffic circle, but the picture that

she

Thank you, sir.

The picture we have two minutes more, please.

Unfortunately, I can't. Only for represented organizations.

I'm representing the organization of Allison Estrohute, sir.

Yeah. Yeah. I

I'm sorry to clarify that in the beginning. That's why asked for two minutes earlier.

Is that an HOA?

HOA? No. I'm I'm res constituent residents.

Yeah. Defer to the

Sir, your time is up. Thank you.

Well, I ask you to deny this and and this application because it's too much, too fast, too soon. Where's the sewer gonna go? Where's the water gonna go?

Thank you, sir. We appreciate your comments. Thank you very much. Is there anyone online signed up?

There is one individual online signed up. I'm not sure if they are online.

Good evening. The gentleman who is online has decided to decline to speak.

I'm sorry. We can't hear you.

I'm sorry. He declined to, speak.

Okay. Okay. Do we have anyone else?

No one signed up. Would anyone else like to speak?

Seeing that there's no one else like to speak, we will now close the public hearing, and we will invite the applicant back up to address any of the concerns that she's heard.

Thank you, Commissioner Brown. I'm actually going to start backwards, and first address the transportation questions as it related to Reed's Lane. The applicant is proposing a right turn lane into the site from Reed's, and I'm sorry you all can't see the screen yet. No. It's okay.

It's okay.

Perfect. Okay. So there is a right turn lane that's being proposed into the site. There is also a left turn lane from Vint Hill Road to Reeds Lane that is being proposed as well as a left turn lane on Vint Hill Road to the access point that is also being proposed. The applicant has worked with all of the developers.

The plan has been reviewed and approved by VDOT for the Vint Hill Road Transportation Improvement Plan and will continuously be reviewed and approved as the construction is occurring. So they have looked at the design and approved the design. For the historical site, there is one historical site that is on the property. The applicant did not have a proffer as it related to that historical site. The applicant is willing to add a proffer for a phase three study and work with the county archaeologists for any signage and or other commemorative things that the county archaeologists may want, but we are willing to add that into the proffers for you all.

And then I just wanted to briefly, it wasn't something that I heard from the audience, but touch on the PMR, and specifically the densities. Go back for a minute. The county's comprehensive plan was approved in December 2022. The county's comprehensive plan indicates that for residential neighborhood t two single family attached and single family detached are principal uses. The targeted density is one to four dwelling units per acre.

However, the zoning ordinance has not been updated yet. So the zoning ordinance does not align with the comprehensive plan. For the PMR District, you have to pick a density that aligns with that. So in PMR, the designation type that aligns with one to four dwelling units per acre is LDR. And that LDR unfortunately does not align with the comprehensive plan, so it does not include duplex or townhomes as permitted uses.

We have done this on several projects, including ones along the Vint Hill Road corridor because the zoning ordinance does not align with the new the newly created and adopted ish comprehensive plan. So I just wanted to hit that, and I can answer any questions that the Planning Commission may have when it's my time.

Thank you. I now would like to invite Mr. Vinaigas up to, as staff, to respond to anything you may have heard.

So as I mentioned earlier with the waivers, we did bring it up. I just brought it to your attention that it's not consistent with what we have in the zoning ordinance, but staff realizes in order to achieve the product that the applicant has provided, that we need to have some flexibility. But that's staff's position.

Okay, thank you. Moving on to the any questions on the dais from anyone? I'd like to ask the applicant a question, please. Miss Cameron.

Yes, ma'am.

What is the width of the townhomes?

So for this site, there are variable widths of the townhomes, and I can get that for you. Hold on one second.

Okay.

So there's for these townhomes on this project, they're 20 feet, and they're 16 for the ADUs. Okay.

So with the longer townhouse rolls rolls, will those mainly will they be a mix of the width or mainly 16 feet for the longer townhouse rolls. So

they'll be mixed? Will not be mixed. They will be a row of twenties and a row of sixteens.

Okay. Okay.

And are you requesting a waiver for reduced reduced street width?

Yes. And that was actually reviewed and approved by county transportation, as well, but there is enough to park a car on the streets. I can go to that slide just so you can see it again.

Yeah, because I wanted to know about parking spaces.

For this site, we are also over parked. Okay. So these are the streets for the internal streets, and then specifically, I can go through the parking tabulations with you. So nine forty six spaces are required and we're providing twelve fifty four parking spaces.

Okay. That's all I have. Thank you. Okay. Moving on to commissioner Carroll. Do you have a question? Yeah. Okay. Go ahead.

So as a a follow on to this, and this just make sure I'm understanding. So we're allowing, I guess, via waiver parking in these alleys?

Not in so in this alley here, but not on the Alley Road itself.

Okay. Got you. Then so turning to that historical site, and, you know, this is something I just kind of learned about this afternoon when I was reading the staff report one last time. So it it says that a phase two report recommended that a found enslaved domestic site is eligible for listing in the National Register of Historic Places. So where where is this site on our project?

So it's in this area in here. It's in this area in here, but it's not, to be clear, it's not a building, so I just wanna be, there's no existing buildings on the site. What was found was essentially scatter and artifacts, but there's not a building or a foundation that is on that site.

And we've phase one and

a phase two of that site.

And the historical commission has reviewed the phase two? Because I'm hearing from a lot of them that they didn't know what phase two found items. Yeah.

It was conducted with Justin, and they recommended no further work. Let me can you give me ten minutes? I just wanna look at our last historical report.

Yeah.

Sure. I believe they recommended no further work, I just want to triple check that Yeah. Before I say it on the record so you're aware.

Yeah. From what what I've heard, they recommended no further report, but it seems like they were never forwarded the phase two report to to make that determination.

Okay. We can I can look into that? And I think what I wanted to say is we are happy. So once the phase normally, when we do a proper, we'll proper phase one until the phase one is submitted. Then we'll proper phase two until the phase two was submitted. So the phase two was submitted to the county. If it didn't get to the historical commission, I don't know why, but it's not to say that we didn't submit it, but we're happy to submit a phase three as well and just make sure that we coordinate with the historical commission for any other recommendations that they may have.

Okay. And then just my last question for now. I I guess so if we did if the phase two was indicating a potential location for the National Historic Register, why why in why are we not utilizing and preserving that now in the application we do have?

And again, we can add so what happens normally is you do a phase one, a phase two, a phase three. The phase three can say avoidance, or the phase three can say yes, you can disturb it because it's not the actual building, it's materials and scatter that was found. That product or the things that were found may be better someplace else where they'll have more visibility, and then there are ways that you can document what was found. So I don't know if that answered your question, because I don't think avoidance is always the best in every scenario, but we're happy to work with both historical commission and Justin on that specific item.

Okay. That's it for now.

Okay. Commissioner Ross.

The thank you, chair. The parking cat got out of the bag. So I just wanna say, the pictures that you put up of the street typologies, it didn't it wasn't obvious to me that you could park a car on one side of those streets, much less two sides. Is that what you were intending to let me know? Or is there something else going on?

Curve to curve, so some of the streets are one

So we have 32 width, which you can have one side of parking, and we have 36 foot widths, which you can have two sides of parking.

Okay. So the the pictures are maybe misleading me.

It's not to scale.

Thank you.

You're welcome. The

other is, does anyone Alex, do you know if Justin Patton is available to fill us in on the archaeological questions or do we need to wait until the future?

I can address that question, Tony Washington, Planning Director. Mr. Patton is off-site, but we have been communicating with him. And so he has been providing some information, but we will need to do some further, follow-up. So he isn't available to answer any questions at this particular moment.

Thank you. That's all.

Thank you. Any more questions? Commissioner Carroll?

Yes. Just this is a question for transportation too. So the applicant had requested a waiver of the interparcel connectors. And if we're able to go to one of the slides that had, like, the site plan on it Yeah. That's that's perfect.

Is this working?

Perfect. Yeah. So I I guess my question, and this is kinda like a a larger, broader question. But so why exactly is the county fine with waiving the requirements for interparcel connections here to the East and to the North? Like, what kinda makes that determination? Because we obviously have the other project later where we also have interparcel connectors that we're attempting to remove, and I would presume get that waiver that isn't being supported. So what what kind of causes that differentiation?

Good evening. My name is Bryce Barrett with Prince William County Department of Transportation. When county staff review interparcel connection waivers, typically, we're looking at what's the feasibility of the adjacent site being redeveloped into something that's compatible with the existing use. In in this case application's case, the north and east of their site is is primarily built out and does not have necessarily facilities that would receive that inter parcel, you know, road connection. In in this case, we also are double checking to make sure that they meet any SSAR requirements or which are VDOT requirements, secondary street acceptance standards, which require multiple entrances to a development.

Because of this connect this development's connection to Vinhale Road and Pioneer Drive, they are meeting those v v dot requirements, and so we did did not have an issue with entertaining that waiver for this situation.

Okay. Thank you. I I appreciate that, and I'll probably have some follow ups, but I'll save them for the next project. And then just my last question for I guess this would be for the applicant and potentially I don't know if mister Boyd from Parks and Rec is here tonight. Oh, hey there.

So just wanted to get some clarification on what's going on in the triangle parcel on the east side of the power lines. I know there when I spoke with the applicant earlier this week. There was an indication that, you know, Parks and Rec had asked for us to remove kinda some fields that were there. It seems like that might have gotten a little misconstrued and miscommunicated. So if we can just kinda speak to what transpired there and why exactly those parks disappeared.

So at the time that we submitted our original application, there were fields that were proposed in this area here. Chris Perez was our case planner at the time. He is no longer with the county. He indicated to us that staff did not want those fields, and parks and rec were not interested in the fields either. One of the things that we heard potentially was proximity to the residents in Braemar. So we removed the fields but didn't necessarily have any further communication after we received the comments.

Okay. And can staff do you want to respond to that?

Robert Boyd with the Department of Parks and Recreation. Yes. I'm not sure where it got lost with Chris, but, we don't necessarily have an issue with there being a field there. I think up until the second application, it was in the in the site plan, and it was proposed to be public. My main comments were around how that would be managed, how we're gonna keep it public.

The only reason we would not want it to be public is potentially if it was too small to be scheduled or something like that. And the only thing I can think of potential issues with the proximity of the houses is if we were going to light it, which given how small this site would be, I would not think that we would light it. Other than that, I think it's a it's a suitable site for a a field. We have lots of fields under power lines, and that's not an issue for us. So if the applicant wants to put the field there, we will certainly talk to him about how that works.

Okay. Perfect. Hopefully, that is something that can be discussed between now and the board. And, you know, I I know when we had spoke something potentially a trailhead or a little gravel lot just to really highlight the trail system we have and are growing in this area, it'd be great for the public to have kind of some ways to access those trails that aren't necessarily just in the neighborhoods.

Yes. So we had a meeting, and the request was, could we look at potentially doing some sort of gravel lot here as a trailhead? And we would be willing to do that.

Okay. Any more questions? No more questions on the dais. We will turn it over to Commissioner Carroll.

Yeah. So I I came into tonight going one way on this. And having learned what I've learned and speaking to some of the historical commissioners tonight, I I personally am not comfortable moving this forward either way until we have some additional information, you know, speak to mister Patton, just understand fully what exactly is going on with that phase two study. And, you know, a lot of this kinda stems from our experience the year prior with the stack project and the racehorse where we kinda jumped the gun, and it kinda came back to bite us in the end. So I am not comfortable moving forward at this point, so I would like to make a motion to defer rezoning REZ2025Dash00009Greenhaven at Broad Run.

I'm fine with the date certain if it can be accommodated with Justin and the historical commission.

Chair Brown?

Yes.

If I may Yes. Not to interrupt the proceedings. But like I said, we have been communicating with Justin Patton, and we asked about the deferral. He did state that he did not think a deferral was necessary, that he concurs that these issues could be worked out before the board, and there's some additional information. So I just wanted to relay that for the for your consideration.

Okay. Thank you. Commissioner Carroll?

Thanks. No. I mean, I I appreciate that, but, I mean, we're the ones voting tonight, and, I mean, we have to make our judgment. So, my motion still stands. Second.

What's your question? We have discussion now.

Will he just made a motion? Second. So Okay.

What would be a date certain of this if it were deferred? What's the availability? And the clarification would be if the historical society gets back to us, then there's something additionally that could be proffered in. I'm just looking for clarification from staff of what this could mean or what could be gained or lost by deferring or not deferring, deferring, if that makes sense? Thank you.

The public hearing is closed, so you could defer it to your next meeting and act at your next meeting if that's enough time for you to to do that, or you could which is March 11, or the meeting after that, March 25, if you want to have an advertised public hearing and hear additional testimony.

Can I add a friendly amendment?

Sure. Go ahead. If we did

a deferral to a date certain of March 11. Somebody would have to second that.

Someone needs to second that.

A question also from the staff, madam chair.

Yes.

So if we were to hear it and defer it to a date certain, what will be the outcome at that time? Are we just looking for historical commission's comments on that and then make a decision?

I think you'd have to ask commissioner Carroll that because he's the one that's recommending deferral. So your basis for recommending deferral is for the historical commission to actually do what?

Well, they've told me that they did not review the phase two report. And so when they recommended that it should move forward with no further work, they were basing on that on the fact that there was no phase two or the phase two found nothing. But now that the phase two has found something, which I have no idea. I haven't reviewed the report. I didn't even know it existed till this afternoon. And it's significant enough to highlight that it would be on the National Register of Historic Places. I would I would like to know what mister Patton thinks of that. I'd like to think know what the historical commission thinks of that. I'd like to know why we're not doing anything now

on that. So I But mister Patton has already weighed in. Is that correct, director Washington? He's already weighed in.

He he did not think a deferral was necessary. However, he's certainly willing to work with the historical commission on this matter. So

Between now and the board?

Definitely between now and the board. Okay. So he he felt that this is something that could be addressed between now and the board, and make some additional changes to the profits, which miss Cameron already noted that they're willing to work on. So he did not think a deferral was necessary, but if the Planning Commission does wish to do a deferral, that's something he can certainly work with.

Point of order.

Commissioner Ross.

Do we have a motion on the floor awaiting a second right now and if we do could someone repeat it please.

Sure. But before we do that Commissioner Sheikh, do you have your language?

Yes. So if the applicant is willing to proffer a phase three study and also willing to work with the historical commission and with Mr. Patton, then what will be the difference on a hearing between March 11 and now? Because if we I

believe the applicant has already stated that. Is that correct? The applicant has already stated that in their presentation. They'd be willing to do that between now and the board.

Alright. Thank you, madam chair.

Thank you. Okay. Commissioner Carroll, do you wanna stick with your same you wanna stick with your same motion, or would you like to revise it?

I will accept the friendly amendment to defer to dates or March. Nobody

seconded it.

Oh, well, then I will second it.

Okay. Just a quick.

If I can add further, Mr. Patton is available on March 11. He is not available on March 25.

Okay. So now we have amendment we have a friendly amendment made by commissioner I'm sorry, made by vice chair justice that is to defer this application to a date certain on March 11. Is that correct? Yes. Okay. And we had a second by

Me.

Commissioner Carroll? Yes. Alright. Okay. So we have a motion that was made to defer this to a date certain 03/11/2025 by vice chair justice with properly seconded by commissioner Carroll. Can we please have, madam clerk call the vote?

Chair Brown? No. Vice chair justice? Yes. Commissioner Carroll?

Yes.

Sorry.

Motion carried.

Okay. Moving along. If anyone wants to exit the chamber, you can certainly do that at this time. Otherwise, we will move on with the agenda to item number g, rezoning REZ twenty twenty five dash zero zero zero one zero, The Village at Broad Run. Will the applicant please come forward?

Good evening. Again, chair Brown and members of the planning commission. My name is Jonelle Cameron with Walsh, Colucci, Lubeli, and Walsh here tonight on behalf of the applicant. I am here on the village at Broad Run project. We have members of the applicant's team, civil engineer team, our environmental consultant, as well as the traffic consultant, and I'll get to my slide.

The property that we are speaking about is this property here and the property in this location here. It is a little over a 110 acres in size. It is currently zoned a one agricultural and comprehensively planned r n two, which is residential neighborhood with the t two designation, which is one to four dwelling units per acre. This slide here shows the illustrative of the proposal. The proposal is for 290 units of which a 148 are single family detached units, 40 units are duplex units, and a 122 are townhome units.

This is a density of 2.63 dwelling units an acre with the entire property and 3.53 dwelling units an acre if you remove land bay three. The applicant is proposing 30 affordable dwelling units, half up to 80% AMI and half up to a 120% AMI. This slide here shows the open space that is being proposed as part of this development. The applicant is proposing a little less than 50% of the site as open space, which is a little more than 54 acres. The applicant is proposing a 50 foot buffer along the Vint Hill Road corridor.

To address concerns that the applicant heard from the folks that live on Silas Drive, the applicant moves back the limits of clearing and grading. So it's about 80 feet from the limits of clearing and grading to the property line of those residences that live on Silas Drive. The applicant also removed a storm water management facility that was located in this area here. There previously was a dog park that the applicant removed in this area here. The applicant also proffered that there would be one low impact development BMP design within the storm water management area in this area here to be able to address a concern from the Silas Road residents.

This slide here shows the amenities that are being proposed as part of this project. The applicant is proposing a clubhouse, a minimum of 3,000 square feet. The applicant also proffered to a pool, a minimum of 25 yards. The applicant proffered to a tea and community garden, multi use courts, a multi use field, a perimeter walking trail and forest park, playgrounds, and a dog park. With this proposal, the applicant is proposing, like the previous project that you saw, several different housing types.

There's a cluster house, village house, duplex house, and then there are front and rear loaded townhomes. This slide here shows the cluster units. This slide here shows the village units. This slide here shows the duplex units. For the duplex units, we are seeking a height modification.

This slide here shows the townhome units. There is a modification in the lot width setbacks and also the maximum building height to 45 feet. This slide here shows the street trees that are proposed, and we thought it would be helpful to provide a pedestrian connectivity exhibit so that you all are able to see how does this pedestrian connectivity align with the other projects that are being proposed along the corridor. The applicant as part of this project has proffered this property here, which we're calling Land Bay 3, to go to the county for parks and rec purposes. This does allow for a trail network that will connect to the Broad Run linear trail.

There is also a property in this area here that the applicant has proffered to the county for either parks and rec or public safety purposes. So as you can see through all of the developments, there's either a public sidewalk or proposed public trails that connect the developments to one another. This slide shows the internal street network. Again, as part of the proposal, the applicant had to proffer to the Vint Hill Road improvement plan. The improvement that is being proposed closest to this development besides the widening is a roundabout at the intersection of Silas Drive, Owl's Nest Road, and Mint Hill Road.

This slide here shows the Mint Hill Road improvements. And again, as I mentioned, there are three scenarios that are outlined in the proffer. The first scenario assumes only this project is approved. That scenario no longer applies because there have been other projects along the corridor that have been approved. The second scenario assumes that all of the projects along the Vint Hill Road corridor, so all seven of the projects are approved.

In that scenario, the applicant has to do the improvements that they're required to do just for their project. They're entering into a joint development agreement with the other developers of the Vint Hill Road corridor. They are providing a phasing analysis to the county. So essentially, that phasing analysis will look at the number of houses that can be constructed and then the road improvements that need to be done with that number of houses to ensure that the road network can accommodate the additional trips along Bent Hill Road. It also includes a $17,000 monetary contribution.

There is an option that the county can take over the work if they choose, and in that event, the $17,000 monetary contribution goes to the county. The third scenario assumes that only some of the projects are approved, and that scenario, a modified traffic impact analysis needs to be submitted. It's reviewed and approved by both VDOT and the county to determine what traffic impact or improvements need to be completed, and then also a phasing analysis will need to be completed as well to determine what road improvements need to be done as the residential units come online. There is also the $17,000 monetary contribution, and the county is able to, if they choose, decide to do the work themselves, and that monetary contribution will go to the county. This slide here shows the Vint Hill Road improvements that are proposed with this development.

So turn lanes in and out of the site, as well as right of way dedication along Vint Hill Road. One thing that I wanted to mention when we look at this internal connection side, and Commissioner Carroll asked this question with a different case, but the access to this site is from Vint Hill Road only. There was a request for an interpersonal connection to Silas. That is due to, I believe it was at the time, SSAR requirements. Based on feedback from the community, the applicant has removed that connection.

They are providing the right of way dedication or right of way or reservation of right of way to the county in that area, but will not be constructing that access point to Silas. And then from the monetary contribution perspective with this project, the applicant is proposing six a little over $6,200,000. This monetary contribution does not include the land dedication that is also being provided. That land is a is valued at approximately $6,800,000, a little over $6,800,000. So in total for this project, it's over $13,000,000.

And that concludes my presentation. When it's my time, I'm able to answer any questions that you all may have.

Thank you, Ms. Cameron. Mr. Venegas, Or whomever from the staff.

Good evening, Madam Chair and, members of the Planning Commission. Maggie Costello with the Planning Office, and we will get the presentation going here. Thank you. As you just heard from the applicant, they are looking to rezone property from a one to PMR, and staff is recommending approval of this development application. The property is zoned A1 and the underlying future land use is RN2.

PMR is a implementing zoning district in the RN2 District. As Ms. Cameron stated earlier, they are proposing three different land bays. Land Bay 3 is located approximately a quarter mile from the concentrated area of residential development that comprises Land Bay 1 And 2. As she stated earlier, they are proffering part of Land Bay 1 to the county, and as well as Land Bay 3 for parks and open space.

Just to reiterate the connection that the application is providing to the Broad Run Trail, it will be coming up through their northern portion, the 28 acre to the north, passing through the Silver Bell development, and then ending at the Vint Hill Road passing through both Land Bays 1 And 2. Looking at that trail a little closer, you can see it does go right through the Silver Bell development. The applicant has proffered a connection to the Silver Bell development to ensure the connection of that trail. Again, you can see it in the brown line going into Vint Hill Road. In reviewing this, staff feels that there's a significant pedestrian infrastructure and regional connectivity.

Initially, we had some concerns with a provision in the zoning code that requires the use of contiguous lots to satisfy zoning requirements, these being things such as density, open space, tree canopy, etcetera. But given this functional connectivity that they've provided, we feel that this provides the physical nexus that treats the non contiguous parcels as one or as contiguous. So staff is supporting that. This is taken from the environmental constraints analysis submitted with the application. You can see there's significant constraints on Land Bay 3, hence the trail that will be, I think, laid outside on the northern boundary there, outside of the RPA.

In land Base 1 And 2, there's significantly less environmental constraints here. If you'll notice the two trees that are specimen trees on the southeastern portion of that property, the applicant is looking to preserve those. So again, there's minimal environmental constraints here. You can see the limits of disturbance are that brown line. They are taking it pretty far out to the edge, so there will be significant clearing.

When we looked at the density, the way that the applicant drew the lines for the land bays, Land Bay 2 ended up exceeding the targeted density of one to four dwelling units an acre per the comprehensive plan. However, given the connectivity that the applicant is providing with the trail system, staff recommends taking the density in an aggregate approach, thereby giving Land Base one, two, and three the density of 2.63 dwelling units an acre, fitting them well within the one to four dwelling units an acre. Just some points just to bring up here regarding environmental. Staff is very supportive of the preservation of the specimen trees on the boundary that's shared with Strathmore. Staff does recognize that Strathmore did an amazing job providing preservation of one of these specimen trees, and the applicant is carrying that forward with additional preservation on their side of the property line.

The ECA did identify several species, several special status wildlife species to occur or have potential to occur on the site. There was also it was also noted that there's suitable habitat for the northern long eared bat, which is an endangered species, as well as the tricolored bat, which is a proposed endangered species. Mitigating this is suggested by conducting a bat survey between the months of May and August. With transportation, parks, open space, and trails, Staff is very supportive of the robust pedestrian network, namely this connectivity up to the Broad Run Trail and the internal passive recreation elements that they are offering. Staff also is greatly in support of the joint development agreement with all the other Benton Hill projects in conjunction with this one.

Regarding housing, staff supports the profit affordable housing approach that they have taken. We also support the special needs housing options that are added into the proffers. Staff does recognize that there are a lot of developments coming in all at once on the Vent Hill Corridor and that there remains some uncertainty with county staff and school board with impacts. However, we do understand that the applicant is working with the other Vent Hill projects and applicants or developers to mitigate impacts together. The applicant requested several modifications and waivers to this with this application, and staff reviewed all of these looking at impacts and we support all of the requested waivers and modifications as stated.

And with that, the planning office does recommend approval of rezoning 2025, 10, the village of Broad Run, because this use meets targeted land use and the overall density targeted for this area. The use fulfills the targeted increase of residential supply that's needed within the county and voiced in the strategic plan. And the proposed development does provide a robust pedestrian and trail network connection assisting in that planned extension of the Broad Run Trail to Vint Hill Road. We have staff from Parks and Rec and Transportation here that can help answer any specific questions on those topics, and I'm also happy to answer any questions you may have.

Thank you. You may have seat. We will now open up the floor for public comment for this particular project, the village at Broad Run. Commissioner Carroll, do you have anybody signed up?

Yes. Right now, there are two individuals signed up, Jeff Fliss and Yahia Saad. If there's any other individuals who'd like to speak, if you can head to the back, just, again, name magisterial district or generally where you live, three minutes if you're an individual, five minutes if you're representing an organization.

How are you doing? I'm Jeff. I'm from, Silas Drive, and that's Brentsville District. This is in regards to primarily stormwater and wells, with the impact. My property is directly across the street from this development, and I brought it to the attention of the developer, about, stormwater because I actually have discharge on my property from that from their project and indicated that I'm concerned about our wells.

There are four wells around the storm water pond close to Silas Drive. Where the stormwater comes across my property, it would it would be about 65 feet from my wellhead. Very concerned about potential contamination. Put a project this size is going to utilize a lot of fertilizer, a lot of different chemicals to include salt, sodium used for ice melt, that kind of stuff. And that's very big concern of ours.

We are an existing neighborhood. We're the unique we're pretty unique comparative to all the other projects in this area. We're the only one that's pretty much directly impacted by this project. I don't have a problem with the project. The problem I've got is with the, you know, con concern with our wells.

I know Saif and his team have been very, very, you know, accommodating and and very upfront, but I need that I need a guarantee. The the well protection is the biggest thing. If our if we lose our well, who's gonna provide us water? Can't the county's not gonna bring a water line down our road to protect us, So I'm very concerned about that and the storm water. The other the other questions I've got and concerns are Silas Drive as a community.

We're not an HOA. We are just a group of people. Most of them are second and third generation. We've been there fifty years, okay, on that road. We're very concerned about any type of connectivity from the project with any road connections. We do not want traffic on our road. It is a dead end street. We don't need any traffic. I know they've mentioned that, but I am here to reiterate that Silas Drive as a community is completely against any type of connectivity from any of these projects. We're cons very concerned that literally we could stand out in the middle of the road when we had our meetings, and we'd have one or two cars go down.

We don't want a 150 cars going down, you know, every couple of hours. We don't want it at all. So with that being said, that's what I have to say.

Thank you. Next speaker, please.

Hello again, everyone. I'm not gonna repeat myself. I just would advocate on behalf of many young families like ours that you support the rezoning. I will actually tell a story of two families that I know of whose house of worship is off Vint Hill Road, and currently, they are renting and commute twenty to thirty minutes to get to their house of worship. Most of their friends, the community that they identify with is in this area.

So having more housing options enables people to be closer to their community and actually live amongst their community. So that's all I'll say. I would encourage that the planning commission vote in favor of the rezoning. Thank you.

Thank you. Is there anyone signed up online?

There is one remote speaker. Okay.

Good evening. Our remote speaker is Angela Klein.

Hi. I would like to request five minutes as part of CAPSA.

That's that works.

Thank you. Hi. Good evening, commissioners. I am actually a little bit under the weather. I would be there in person. I have seen a lot of you occasionally. I just wanted to so I'm Angela Klein. I live on Silas Drive right next to this project. We're

on

the Northeast Quarter or Northeast Side Of Silas. We abut the project, our property does. And it's one of the reasons actually why was formed and how I got involved in the Brentsville District. I just wanna start out with saying that Saif and his team have been amazing to work with. They've been very receptive.

Receptive. Jeff alluded to the meetings we have had on the street. I think it has been three or four. They have been very communicative with our correspondence as has Commissioner Carroll and the Brentsville supervisor's office. As noted during the applicant's presentation, we did advocate the full street side of petition and waiver that's on file with both the commission and the supervisor's office along with PWC DOT and VDOT to remove that interpersonal road collection to Silas Drive.

We just want to make sure that that actually does occur. I noted that in the final comments with VDOT, I believe it was a comment dated 02/05/2025, that they requested Public Street 6 will need to connect to Silas Drive. PWC DOT, in their final comments dated 12/2025, said that they would like that connection to be removed and only made if Silas Drive is improved to accommodate additional traffic. So that's a huge thing for us, and I know that the applicant has been very, very understanding, of that as well. Additionally, the applicant also was very receptive to the removal of the storm water management pond right behind actually our residence.

And he also, as the applicant referenced during their presentation, moved a dog park to the inner portion of the development as well as committed to increasing the tree buffer behind our side of the road as well. I just didn't see that in the proffers, so we'd like to make sure that that tree buffer that is noted in the at least the handout that the Silas Drive residents obtained is also going to be, you know, just noted for record. Jeff went over the storm water, which the applicant was very, very open to discussing. So we, again, appreciate Safe and Adam for having those conversations with us. There's a Bryant property.

That's the property that's next to the Harryman property that was included in this last application. That is on the West Side of Silas Drive. We wanna just ensure, and the safe and Adam are very understanding of this, that the Bryant property has access to Silas Drive via that land bay. I believe it's called Land Bay 2 so that they can go in and out of their residence without issue. Currently, they go in and out on Vent Hill, which is where the roundabout will likely be in transition of traffic.

So we are advocating for a designation point on Silas Drive for them. I also wanted to point issues that we do still have with the project and as noted in the most recent planning package. This has to do with Land Bay 3. Again, while the applicant was very communicative with us, we do note that zoning ordinance section 30 two-two 150.82 says that use of two or more lots to satisfy zoning requirement provides that two or more contiguous lots under the same ownership may be used to satisfy zoning requirements. So the zoning ordinance has no provision to allow noncontiguous parcels to be used to meet minimum zoning ordinance requirements.

And that was something that on page 17, staff does not support the above proper number three as proposed by the applicant due to those zoning ordinance sections. So overall, while we don't you know, change is difficult for us. We understand that this is the applicant's land. They have done a lot in, you know, communicating with us as well as commissioner Carol. So ultimately, we wouldn't like this to happen, but the applicant has been very, very great to communicate with our street. So we thank them for that.

Thank you. Is there anyone else signed up online?

There is no one else on

the I'd like to speak.

Okay.

Please. I'd like to ask for five minutes. I'm Paul Short, resident of Allison Estrode, and I represent a lot of the landowners and residents out there and all my friends.

You will only get three minutes, sir.

Okay. I'll start now. I'm gonna try to be very focused. I the last proposal and this proposal do not make any logical sense, and to put to streamline seven applicants all within three months is too much overburden. The infrastructure of the neighborhood cannot take care of this, and all these developments are cluster zoned into 200 or 400 homes on 50 acres.

That is gonna stress the infrastructure of the aquatic water filter table that supports Western Prince William County as well as all Eastern Prince William, Stafford to our South, Loud to our North, and Fairfax to our East. This if we if we just if we do to destroy and damage the aquatic water table and it dissipates and goes somewhere else, we're we're gonna have no water there at all now in the future. We've had 3.5 inches of rain that I have measured this year in my pocket. So I and I've seen eight foot drop in Lake Manassas. I walked across the Bull Run River with no water in it.

I've been to Lake Jackson and stood down in the bottom of the pit at the base of the lake. We have we have we have no reservoirs that should be implemented into these projects. On Broad Run and Keller Run, you should have water reservoirs that will hold and retain the water that can then be purified by a water treatment facility and put back into the awkward system or the water table for residents. The, where the water is coming from, I have no comprehensive idea because the infrastructure in this county, the the sewer lines through Braemar, the water tower at Marshteller were never were never designed for this increased infrastructure build out. So where is all the water coming from?

Where's the water going to? Where's the sewer going to? Do we even have a new sewer treatment plant? Or are we contracting Fairfax to treat it all for us? Who then throws into the river there in Manassas Park and it goes downstream? I mean, there's a lot. And then what does it cost to the electricity and what does it cost to the sewer that will be treated by another jurisdiction? And what happens when we overfill the capacity of the trunk lines? Are we gonna be the next 250,000,000 gallon sewage spill in the Potomac? But, no, it's gonna be in Kettle Run and Broad Run. And what what are we gonna do with this problem then? Well, the sewer line has a three foot capacity. But if you put four foot capacity, I can't take a 16 ounce soda and put it in a 12 ounce cup. It doesn't work. The sewers lines are like that.

There is no upgraded sewer line capacity. There is then they say, oh, here's a million dollars for the roads. Why don't we all build the road? Well, a million dollars isn't gonna build a $100,000,000 road. Let me go over to schools real fast, please. Thank

you. Your time is unfortunately up.

There's 1,800 new students on the North Side that have no school designation space.

Thank thank you.

Thank you.

Where where are we gonna put 1,800 new students?

Thank you, sir, for your comments. We will be moving on. Do you have any more comments? Seeing none, we'll have the applicant up to address any concerns you've heard.

First, I wanted to start with stormwater management. So as part of stormwater management, it's regulated by both the county and the state. They have stringent requirements and regulations which requires us to treat everything on-site and treat it as if it was a forested condition. It's actually going to be capturing the runoff better when we are developed than what it is today. But the applicant did also include that low impact development.

So what that does is that adds additional filtration options to help filter additional filtration for any pollutants. The applicant is willing to proffer well monitoring, so pre and post construction well monitoring for those that live on Silas Drive. So prior to any grading construction activity, sending a letter to every resident on Silas Drive to see

if they would like to have

their wells monitored and then at the end of the site construction, re monitoring the wells because what we're doing is getting a baseline and then repairing or replacing any well that may have been damaged due to construction. So that is something the applicant is absolutely willing to do. As far as the comment pertaining to contiguous and non contiguous lots, the zoning ordinance, while it says that there's also the ability to waive and modify so the board is able to waive and modify. This has actually been done on other cases, including the Stanley Martin Kettle Run project for Longleaf that was done there as well. There were non contiguous lots.

And then I just wanted to let you all know that each land bay by itself can meet the tree canopy requirements and the open space requirements. They're actually exceeding for all of the land base separately, and they do meet those together. And then I heard a question just regarding infrastructure. So one thing that was important when we were going through these projects and that the board member made very clear is you can't look at these projects one at a time. You have to look at them holistically and what are those impacts.

So Alex had mentioned previously that there was the master development study done. That master development study not only looked at roads, but it also looked at water, sewer connection, and schools. What the applicant did I'm gonna scroll a little bit just to address the one comment that I heard specifically regarding schools. So with the master development study, all of these students are set to go to the Noakesville K Through Eight school, and we are aware that the Nokesville k through eight school is currently overcrowded. What the applicant did was they looked at what are the schools that are in this planning area, and within that planning area is there capacity, and the answer is yes.

There is capacity within the planning area to accommodate additional additional students. The applicants for those seven projects along the Vint Hill Road corridor not only looked at these seven projects, but they also looked at projects on Route 28 that have been approved or are planned to say, if we take all of these projects that are set to go to the Nokesville k through eight school, what does that look like? And then they funneled those. The school board has seen these and will likely act what we were told is the school board is not going to make a decision and do redistricting until after the projects are approved. And so what this shows you here is the Noakesville Elementary School, so that k through eight school.

That is currently overcapacity. This line here is overcapacity. Blue is the student projections for each school. Purple is the new students that would be generated by the projects that I showed on the previous screen. So in all scenarios, when those students are funneled, there is still existing capacity and enough capacity to accommodate those students as well as future students.

They also did the same thing with the middle school, and there is capacity within the middle school level. There is capacity today at Brentsville High School, but they did the same thing within the high school capacity as well. And then within the Alderwood project, that project actually proffered a site that can be used as a middle school, elementary school, or combination thereof. So it could be used as the Nokesville k through eight model on this. In addition, the county does own property at the end of Vint Hill Road that could fit a high school site. So I just wanted to be able to answer those questions. And I can answer any other questions that you all may have when it's my time.

Thank you. Staff, you have Ms. Maggie, do you have any questions? I mean, any responses to what you've heard?

I support what Ms. Cameron was speaking on with the schools. In regards to the applicant or the member of the public that spoke about a staff comment about the provision in the zoning code for contiguous lots meeting minimum requirements. That, I believe, was probably from the first version of the staff report that was set to come out previously. This was before the applicant had provided such strong connections up to the broad rail Tron broad rail trail Broad Run Trail, which, you know, satisfies in staff's opinion the intent of that provision in the zoning code so.

Okay thank you very much. Anyone on the dais have questions? Alright Commissioner Scheifler.

I had a question if you could bring up the trail map from this presentation here. Yes. So is the intent that on Land Bay 3, the trail will be built as part of this project?

It is not proffered, but the applicant is willing to build the trail.

Okay. Well, that gets to my next point. So there's that section that's to the east that's proposed. Is the county have a project in there, or is that something that because, again, there's this kind of nexus that we're gonna build something to nowhere. Okay.

Commissioner Scheifele, can ask answer that. Seif Rahman, JR Real Estate managing partner. That property actually belongs to Brookfield, who is proffering it as part of either Strathmore or Silver Bell. So they are proffering to complete that trail connection as part of the overall agreements between all the developers that that trail connection will be done. So Brookfield Properties owns that piece of property, and that was the missing link between the the Maracone Peach, which we piece which we purchased in order to complete the trail and the current Broad Broad Run Linear Park and the Broad Run Linear Trail.

Okay. So for Chris, I'd recommend that we accept that to make build that portion of trail so we have a when this is done, then there's a complete trail network that existing and new residents can use.

Thank you.

It'd be one of my questions, so I appreciate it. Commissioner Scheifler.

Alright. Commissioner Shaffer, did you have yours on? No. Commissioner I'm I'm sorry. Vice chair. Justice.

Thank you. So if Parks and Rec's here, I have a question about that other parcel up there. So I understand that that'll be future use, for Prince William County Parks and Rec.

Can you

tell me if there's anything else or, a little bit about that property?

So are you talking about the the larger parcel along Broad Run or the three acre parcel on Vint Hill?