INTENT

The Sector Plan area is located within the watershed for the Occoquan Reservoir (includes Lake Manassas) drinking water source for approximately one million Northern Virginia residents. The presence of large areas of Category 3 soils and the significant amount of nontidal wetland areas within this area are recognized as meaningful components of the land use planning process.

EN-POLICY 1: PRESERVE THE EXTENSIVE RIPARIAN AND OPEN SPACE AREAS IN THIS SECTOR PLAN AREA, RECOGNIZING THEIR FUNDAMENTAL ROLES IN MAINTAINING THE HEALTH OF THE OCCOQUAN WATERSHED AND IMPROVING THE OVERALL APPEARANCE OF THE AREA.

ACTION STRATEGIES:

1. To ensure increased preservation of undisturbed lands than typically achieved in Prince William County, applicants for rezonings or special use permits will identify intermittent streams beyond the Chesapeake Bay Resource Protection Areas, as defined by current County maps. The Preservation Area Site Assessment (PASA) process, as described in the Design and Construction Standards Manual, will not be used to reduce or eliminate intermittent streams shown on USGS or County maps. Identification standards established by the Chesapeake Local Assistance Board will be used to identify intermittent streams during any PASA process. A minimum of 75 foot wide undisturbed areas will be provided around intermittent streams as part of the conditions of approval or proffered general development plans. Establish preservation areas as conservation easements to achieve County requirements for tree canopy coverage, open space, water quality, and assurance that such areas are recorded in the land records.

2. To ensure increased protection for water quality and maximize the cumulative benefits achieved through preservation of riparian buffer areas, identify areas where contiguous undisturbed space between parcels can be achieved at the time of the rezoning and special use permit application.

3. To ensure increased protection for water quality, maximize the cumulative benefits achieved through preservation of nontidal wetland areas and support the Commonwealth of Virginia’s No Net Loss of Wetlands commitment, identify existing nontidal wetlands throughout the sector plan area and submit data to the Virginia Department of Environmental Quality.

4. To ensure increased protection for water quality and to protect developed areas from negative impacts associated with rising waters, provide a flood plain overlay map for the Sector Plan area. Provide for preservation of undisturbed lands located within the mapped flood plain as part of the conditions of approval or proffered general development plans.

5. During the rezoning and special use permit review process, require 100% redundant erosion and sediment control devices and low-impact development techniques. Measure pre- and post-development turbidity and require water quality monitoring programs as part of the conditions of rezonings and special use permits.

6. Applicants should identify, at the time of rezoning and special use permit application, limits of clearing and grading, drain field locations, nontidal wetland and tree save areas in the conditions of approval or proffered general development plan.

7. Achieve minimum percentages of tree preservation on a site as follows:
   • 15% in nonresidential developments
   • 25% in suburban density residential developments
   • 40% in semi-rural developments

8. Identify the optimal locations for regional storm water management facilities, utilizing the most up to date and effective strategies. Exercise the pro-rata share arrangements contained in the Design and Construction Standards Manual to ensure shared contribution to a regional storm water system as each development occurs in the Sector Plan area.

9. To minimize impervious surfaces, require as part of conditions of the approval process for rezonings and special use permits, shared parking arrangements. Encourage shared cost parking structures.

10. As part of an overall preservation strategy, geared toward enhancing the overall appearance of the Sector Plan area, provide 100 foot wide strips of existing undisturbed space between new developments and existing neighborhoods. Identify boundaries for these preservation areas during the rezoning or special use permit process and in consultation with the existing neighborhoods. Provide 100 foot wide strips of existing undisturbed space along major roads to enhance the overall appearance of the area and reduce impacts to neighborhoods from noise pollution.

11. To provide for maximum protection of large trees in the Sector Plan area, field identify specimen trees as part of the rezoning and special use permit application in consultation with the County Arborist.

12. Provide contiguous woodland and open space preservation areas in the suburban and semi-rural areas for the expressed purpose of wildlife preservation. Establish preservation areas as conservation easements to achieve County requirements for tree canopy coverage, open space, water quality, and assurance that such areas are recorded in the land records.

13. To provide for maximum protection of the Lake Manassas water supple, encourage minimum densities of development and encourage open space adjacent to Lake Manassas and along all tributaries to Lake Manassas.

14. Prohibit clearing areas that have high potential for erosion, especially where slopes are greater that 15% and/or areas adjacent to the required buffer along perennial and intermittent streams.

15. To ensure compliance with air pollution standards, exercise pro-rata share arrangements to ensure shared contribution to public transit.

16. To ensure compliance with air pollution standards, establish an air quality monitoring station within the within one mile of the I-666/Route 29 interchange.

17. Restrict land use activities that use, store or manufacture significant quantities of toxic substances. Require the provision of the Hazardous Materials Plan and Contingency Plan wherever toxic substances are used at the time of the rezoning or special use permit application.