On Wednesday December 10th at 7 pm, the Prince William County Planning Commission will hold a hearing and possibly vote on a rezoning application by Miller and Smith, Inc. to build 348 new townhouses in Belmont Bay. Information on their application can be found at:
https://egcss.pwcgov.org/SelfService#/plan/cd703f66-90c1-4e56-8418-ab0c8ccf8799
This rezoning request came about from a Comprehensive Plan amendment offered by Supervisor Margaret Franklin on December 14, 2022 that changed the open space designation adjacent to the Occoquan Bay National Wildlife Refuge (OBNWR) to RN2 allowing townhouses to be built on parts of the old golf course. The developer’s plan before the Commission calls for only a 50-foot buffer next to the refuge. The Comprehensive Plan Amendment was opposed by the Belmont Bay HOA and Riverbend Estates Citizens Association in writing representing the vast majority of Belmont Bay residents. Therefore, for the following reasons, we urge the Planning Commission to reject the rezoning request in REZ#2024-00040:
- The original development plan for Belmont Bay in 1999 was approved in part because the Golf Course would be a buffer protecting OBNWR;
- A 50-foot buffer violates best practices recommended by the Refuge of 300 feet and exceeds the compromise suggested by BBHOA, Riverbend and Concerned Citizens, and environmental organizations of 100 feet (see email from former Wildlife Refuge Manager Amanda Daisey);
- The damage to OBNWR and the Occoquan, Potomac and Marumsco Creek watersheds from runoff and impervious surfaces will be significant;
- The first staff report indicated they would recommend only if OBNWR stated in writing support for the plan which they have not done and will not do;
- The OBNWR is among the most important migratory bird flyways in the U.S. with over 257 bird species being sighted and is home to three American Bald Eagles nests;
- Bald Eagles have shown nesting activity in a tree along the waterfront this month adjacent to Harbor Point East (Pictures are available)
- Core samples of groundwater have not been tested for dangerous PCBs that exist in abundance on OBNWR
- Sound recordings have indicated endangered Bat species may be present on the OBNWR but no further studies have been done and townhomes and their lighting could disrupt bat habitat;
- The plan currently does not meet reforestation standards to restore the Resource Protection Area (RPA); and
- The 50-foot buffer and the rezoning of parcels adjacent to the OBNWR is opposed by the following civic, environmental, community organizations and individuals:
Beacon Park Towns at Belmont Bay, Citizen – WindyJoy Majumdar
Beacon Park Towns at Belmont Bay Residents – Jose and Iris Santiago
Concerned Citizens United for Belmont Bay – Rob Hartwell, President
Friends of Dyke Marsh – Glenda Booth, President
Lake Ridge Occoquan Coles Civic Association – Dr. Jack Kooyoomjian, President
Lake Ridge Occoquan Coles Civic Association – Kathleen Harding, Secretary
Lake Ridge Occoquan Cole Civic Association – Clancy Mcquigg
National Parks Conservation Association – Kyle Hart
Northern Virginia Bird Alliance – Tom Blackburn, Advocacy Committee Chairman
Occoquan Bay-Meadowood Wildlife Survey – Jim Waggener, Director
Prince William Conservation Alliance – Ashley Studholme, President
Prince William Wildflower Society – Claudia Thompson-Deahl
Riverbend Estates Citizens Association – Daniela Horsman, President
Woodbridge Potomac Communities Citizens Association – Unanimous Board of Directors
APPENDIX A
August 8, 2024 Email from OBNWR Manager Amanda Daisey on the Refuge Buffer
Miller and Smith Rendering of the Belmont Landing Townhomes Adjacent to the Refuge
December 13, 2022 Letters from the Belmont Bay HOA and Riverbend Estates Citizens Associations on
The Franklin Comprehensive Plan amendment
Occoquan Bay National Wildlife Refuge
From: Daisey, Amanda <Amanda_Daisey@fws.gov>
Sent: Wednesday, August 7, 2024 4:14 PM
To: Rob Hartwell <rob@hartwellcapitolconsulting.com>
Subject: Re: [EXTERNAL] Miller and Smith Development Plan
Hi Rob,
I apologize for the delayed response. I was on vacation and returned to the office and a mountain of emails today! Yes, you and/or KP did copy me on a couple emails sent to representatives on behalf of the CCUBB. I forwarded the email to the Endangered Species Biologists at the Virginia Ecological Services office for their awareness. Our counterparts in the field office are the subject matter experts on how the ESA is applied on private lands and any requirements of recommendations for listed bats.
Yes, a larger setback than the proposed 50 feet proposed would be in line with our best management practices. We recommend protecting from impacts a naturally vegetated buffer of at least 100 ft on both sides of all intermittent or perennial streams. We also recommend protecting from impacts a naturally vegetated buffer of at least 100 ft on all sides of any wetland. Peer reviewed scientific literature and best management practices within our habitat management plans for forest interior dwelling species recommend a 300′ buffer from existing forest edges.
Thank you,
Amanda
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Amanda Daisey (she/her)
Project Leader
Potomac River National Wildlife Refuge Complex
14050 Dawson Beach Rd.
Woodbridge, VA 22191
703-490-4979 x 52581