The 1998 PWC Comprehensive Plan formally established an Urban Growth Boundary. As stated in the Plan, the intent was to strengthen the County's capacity to control urban sprawl by defining an area that was available for higher density development and a protected rural area, which quickly became known at the Rural Crescent.
When Prince William County first established the Rural Crescent, taxpayers were up in arms over property tax increases.The Rural and Development areas were adopted to reduce the cost of building future infrastructure.
The low-density development called for in the Rural Area requires fewer infrastructure investments, freeing taxpayer funds for use in the Development Area where public investments can be maximized for greater benefit.
The Rural Area was defined at the edge of the county because that is the most expensive area for extending sewer/water lines and roads. New residents would also experience the longest commute to jobs in Fairfax County/DC. It was viewed as the least suitable area for new subdivisions.
The “focus the growth” strategy used by Prince William is not unique. Both Loudoun and Fairfax counties have designated a substantial area on their western edges for lower-density development, while the portion of the counties closer to the urban core is planned for growth.
And, although Prince William County did not create the Rural Crescent to preserve farmland, we now have a unique opportunity to encourage farm-to-table businesses and agriculture-centered visitor destinations, not more-of-the-same subdivisions.
Pricing out the farmers is not smart growth. Sadly, Prince William has discouraged farming in the Rural Area, most recently by limiting access to the Use Value Assessment Program so taxes reflect farming use rather than speculative housing development potential.
Prince William County will grow. The question is where we want that growth to occur.
The Urban Growth Boundary established with the Rural Crescent steers growth to the Development Area, especially to targeted redevelopment areas such as Route 1. It helps keep property taxes lower for all landowners in Prince William County by reducing the costs of new public facilities.
The current Comprehensive Plan calls for most new development to occur in the Development Area, minimizing property tax increases and preserving the traditional character of the Rural Area.
When you hear people propose to bust the Rural Area to allow for sprawl – ask yourself who would pay the extra taxes and who would benefit from that change.