Vague, confusing definitions - or none at all - create loopholes, discourage citizen involvement and damage government's capacity to make development decisions predictable, fair, and cost-effective.
PROCESS GOAL: To utilize processes that further the intent of the County’s Land Use Plan.
Vague or Undefined Term |
Examples |
Mass Transit |
CEN-POLICY 3, AS 8. Encourage properties to develop at the higher end of the density range—especially if there are few or no environmental constraints—so as to encourage mass transit opportunities. |
Regional Mass Transit |
Appendix A - The Urban Area: One of the primary intents of these urban designations is to encourage development at densities high enough to bring regional mass transit to Prince William County and better link the County to its region via mass transit. |
Transit Center |
CEN-POLICY 3, AS 4: Establish transit centers in the County and plan for multipurpose transit centers along transit corridors to integrate private development with public facilities for high density, centers concept to guide the mixed-use destinations. |
Mass Transit Center |
APPENDIX A - Mass Transit Node (MTN). The purpose of the Mass Transit Node classification is to recognize areas surrounding existing Virginia Railway Express (VRE) commuter rail stations, and provide guidelines for future VRE commuter rail and Metrorail stations and other mass transit centers. |
Regional Transit Center |
CEN-POLICY 3:To achieve centers of commerce at appropriate locations that provide for Centers of Commerce location high-density, mixed-use development near existing and future commuter rail, Metrorail, and other regional transit centers that will facilitate greater use of mass transit by County residents and bring new high-quality employment opportunities to Prince William County. |
Multipurpose Transit Center |
CEN-POLICY 3, AS 4: Establish transit centers in the County and plan for multipurpose transit centers along transit corridors to integrate private development with public facilities for high density, centers concept to guide the mixed-use destinations. |
Transit Hub |
Appendix A - The Suburban Area: Centers of Community as shown on the Long Range Land Use map should be located at or near the intersections of principal arterials and/or major collector roads, transit hubs, and commuter lots and generally encompass land within ½ mile of the center. |
Major Transportation Hub |
Centers of Commerce Overlay: Centers of Commerce, as shown on the Long Range Land Use map, should be located within easy access to major transportation hubs such as interstate highway interchanges, commuter rail stations, express bus stops, and commuter parking lots, or some combination thereof. |
Multi-modal Transportation Network |
CEN-POLICY 5: To create Centers of Commerce and Centers of Community that are pedestrian oriented, have an integrated multi-modal transportation network and consistent architecture that creates a sense of place. |
Mixed-use Centers |
APPENDIX A - The Urban Areas: Development within urban areas should reflect sound planning per the ten Smart Growth principles in the form of vibrant, walkable mixed-use centers. |
Urban Town Center |
APPENDIX A - Centers of Commerce Overlay: Centers of Commerce should be planned urban town centers where a variety of activities with a regional draw allows people to work, shop, dine, live, and enjoy entertainment. |
Urban Form |
APPENDIX A - Centers of Commerce Overlay: Environmental Resources within Centers of Commerce must be protected in accordance with County policies, but emphasis is to be placed on urban form. |
Stable Neighborhood |
NBH-POLICY 2.4. To encourage development that infills undeveloped portions of established stable neighborhoods in the Development Area, at a density and intensity that is compatible with those neighborhoods. |
Complete Streets |
CEN-POLICY 5, AS 3. Amend the Zoning Ordinance and Design and Construction Standards Manual to permit Complete Streets design within Centers of Commerce and Centers of Community. |
Centers Analysis |
PR-POLICY 1, AS 3: Development applications within Centers of Commerce and Centers of Community that LUAC seek flexibility from the land use percentage requirements of the existing land use designations should be at least 25 contiguous acres in size, and should submit a Centers Analysis which will demonstrate that project’s contribution to the mix of uses and form as defined in this chapter. A Centers Analysis should include the following:
• An analysis of the project demonstrating its architectural and design consistency with surrounding development within the Center;
• An analysis of the project demonstrating its integration into the multimodal transportation network of the Center |
Generally |
INTRODUCTION - INTENT: Centers are generally located in areas that already have significant investment in public facilities.
APPENDIX A - The Urban Areas, Centers of Commerce: The regional employment uses, high-density residential and—to a lesser extent—retail uses and industrial uses are generally found along or near the major regional and/or interstate transportation corridors and generally make up a Center of Commerce.
APPENDIX A - The Suburban Areas, Centers of Community: Centers of Community as shown on the Long Range Land Use map should be located at or near the intersections of principal arterials and/or major collector roads, transit hubs, and commuter lots and generally encompass land within ½ mile of the center.
LU-POLICY 3. Plan and design all public facilities in a manner that generally conforms to the Comprehensive Plan, the Zoning Ordinance, the Design and Construction Standards Manual, and the Capital Improvements Plan, and the Strategic Plan. |
Streamlined Re-planning Process |
APPENDIX A - The Suburban Areas: The Centers of Community Overlay acts as a mechanism by which incentives—such as a streamlined re-planning process and increased use flexibility—are given to projects that would implement smart growth. |
Distinctive, Attractive Development |
CEN-POLICY 3, AS 1. Provide centers of commerce in areas that allow for distinctive, attractive development with a strong sense of place. |
Regional Employment |
APPENDIX A - Centers of Commerce Overlay: Office uses within Centers of Commerce should be intensive regional employment such as, but not limited to, corporate offices, Federal Government offices, and high-tech industries.
APPENDIX A - Regional Employment Center (REC). The purpose of the Regional Employment Center classification is to provide for areas located close to and/or with good access from an interstate highway where intensive regional employment uses are to be located.
Urban Mixed Use (UMU) provides for a coordinated project, or integrated group of projects, consisting of at least three components – residential, office or regional employment, and recreation – combined to take full advantage of properties with excellent transportation access.
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