The Prince William Conservation Alliance (PWCA) and other community organizations are working to maintain “buffers” in Prince William.
Buffers are “green space” – trees, bushes, and other greenery – that serves as a buffer between a commercial development and an area with another use, like a nearby residential neighborhood.
Currently, developers are required to place buffers on the edges of the property in these cases, but the Prince William Board of County Supervisors (BOCS) initiated a process to revise these buffer standards.
The proposed revisions originally presented to the BOCS expanded by-right authority for to place development infrastructure – stormwater, utility easements, sidewalks, etc. – into a buffer, says PWCA Executive Director Kim Hosen. The changes would have re-defined buffers, which are currently defined as a strip of land filled with trees and shrubs from one side to the other.
According to Hosen, the proposed shift in that policy initially moved forward without opportunities for public comment. When PWCA and other organizations got word this was happening, they were able to get the BOCS to delay the vote and start a public dialogue about the decision.
“Buffers are a key part of our green infrastructure. They increase property values for both residential and commercial development. It’s important that processes to revise these standards include a public component, but this one didn’t,” said Hosen.
Hosen said that in meetings that followed that delay, an agreement was brokered, where developers would be able to reduce the buffer by 25% to accommodate vegetated stormwater infrastructure, but that the rest of the buffer zone would be maintained.
“The agreement did not allow any infrastructure within buffers – we were concerned that if you were allowed to put a stormwater facility or other infrastructure within [the buffer], a buffer would no longer be defined as an area that is green and vegetated from one side to the other,” said Hosen.
And while that agreement was published as a draft, it was later changed to include an additional 25% reduction for utility easements as well, says Hosen. Hosen also said that the community groups involved in the agreement were not informed of the change.
“We’re asking the Board to honor the original agreement,” said Hosen.
For Hosen and PWCA, maintaining buffers and green spaces is important for the quality of life in Prince William County, and it has an economic benefit.
“It’s a key part of our green infrastructure, the foundation of healthy communities. It increases property values and it also attracts high quality commercial development,” said Hosen.
Hosen also stated that the study “The Influence of Trees and Landscaping on Rental Rates at Office Buildings” shows commercial properties with high quality green infrastructure have benefited from 7% higher rental rates.
Hosen’s concern with the additional 25% reduction is that the utility infrastructure not only limits options for greenery in those areas, but that greenery could be removed at any time for maintenance or repairs, and would not be required to be replaced.
The vote on the proposal will take place at the BOCS meeting tonight at 7 p.m., and Hosen is encouraging Prince William residents to come out and speak to the importance of green space in communities, and maintaining the buffer zones per the original agreement.
