The “Open Space” Fraud Begins at Stone Haven – Hmmm…. Think It Will Continue Into the Rural Presevation Study?

openspace

Are parking lots “open space”? Really?

Prince William County defines Open Space in the Comprehensive Plan (see page POS&T-24) as:

Land that is not dominated by man-made structures. It preserves natural or cultural resources, provides for passive recreation, is used for cultivated fields or forests, or exists in a natural and undeveloped state. Open space may include nature preserves, historic sites, farms, parks, forests, floodplains, wetlands, etc., and may include some structures, parking areas, roads, trails and facilities that support the use of the land.

“Some structures” is being interpreted so loosely by the Planning Department that the parking lot at Wal*Mart would qualify.

For example, the Stone Haven development application is proposing 1,650 homes and more than 1 million sq. ft. of commercial space on 864 acres between Linton Hall Road and Nisson Pavilion. The site is currently dominated by an established forest, where 35 specimen trees (typically, trees with a diameter greater than 30″) were found. Only 16 are proposed for protection and much of the promised open space does not meet the County’s definition.

Citizens need to fight the Planning Department (and often the elected supervisors…) to get a fair share of parkland, as new developments are approved.  The proposed update to the Comprehensive Plan in 2006 pretended everything was just hunky-dory and business-as-usual was just fine, while the county’s population swelled far faster than the number of ballfields or opportunities for passive recreation.

In response, the Prince William Conservation Alliance led a long debate that concluded with creation of a new trails commission and a policy that the county would “Complete and maintain an up-to-date inventory of protected open space in Prince William County.”

Such an inventory is still missing in action, and the Planning Department is wheeling back to the bad ol’ days of “anything goes, Prince William has no standards, and even guidelines are loosey-goosey” development. The Planning Department is trying to create an open space loophole through which developers can maximize “yield” and profits from their projects, while the taxpayers are stuck with the bill.

The supervisors are requesting an extension of the time to sell bonds approved in 2006 to pay for parks and open space, as well as libraries and roads. You’d think the elected officials would also seek to obtain at least the minimum proffers for public facilities as new developments are approved so the taxpayers don’t subsidize the for-profit developers, but the Planning Department is undercutting that approach.

Which of the following do you think meet the official county definition of “open space”?

  1. Active recreation facilities
  2. Community recreation centers
  3. Power lines
  4. Stormwater management infrastructure
  5. Buffers along roads
  6. Middle schools
  7. None of the above

If you picked “none of the above,” think again.  According to the staff report for the proposed Stone Haven development project, the County Planning Office agrees with the developer that items 1-6, above, qualify as open space in Prince William County.  The county is trying to change from commitments of “Protected Open Space” and establish a new category, “Pretend Open Space.”

It’s a fraud, unless you think the proposed bus parking lot next to Catharpin Park is no different from the park itself.

Yeah, the entire acreage dedicated to a middle school, including buildings and parking lots, is “open space.”  Really.   So is that 15′ wide strip of grass between the road and the parking lot.  When you walk through the doors of Chinn Recreation Center, you’re not indoors – you’re walking into open space, as proposed by the Planning Department.  Really.

As Sherlock Holmes would say to Watson, “The game is afoot.”  The same efforts to disguise the number of acres dedicated to public parks is underway for open space at Stone Haven, and that offers a clear clue about upcoming proposals for “preserving” the Rural Area…

Advertisements

No comments yet

Leave a Reply

Fill in your details below or click an icon to log in:

WordPress.com Logo

You are commenting using your WordPress.com account. Log Out / Change )

Twitter picture

You are commenting using your Twitter account. Log Out / Change )

Facebook photo

You are commenting using your Facebook account. Log Out / Change )

Google+ photo

You are commenting using your Google+ account. Log Out / Change )

Connecting to %s

%d bloggers like this: