By E. Bruce Davis
Observer Staff – Friday, September 30, 2022
Pageland Lane area property owners and proponents of the Comprehensive Plan Amendment for the PWC Digital Gateway won a crucial first step that could allow data centers to be built on the 1321 acres of the properties, following a vote at the Prince William County Planning Commission (PC) public hearing held Sept. 14-15.
After a presentation by the Planning staff, and Planning Commissioner questions, hours of pro and con Public Comment speakers and Commissioner discussion, the Planning Commission passed a motion by a vote of 4-3-1, to recommend the approval of the Plan amendment with some caveats.
Those voting for the amendment were Cynthia Moses-Nedd, Chair; Juan MacPhail, Vice Chair; Patty Kuntz (at Large); Qwendolyn N. Brown (Neabsco).
Those voting against were Joseph Fontanella, Jr. (Coles), Tom Gordy (Brentsville) and Richard Berry (Gainesville). Robert Perry, Jr. (Occoquan) abstained.
David McGettigan, PWC Long Range Planning Manager, began his presentation at about 7:45 pm. He first addressed background information followed by Plan Use Classification before discussing Community Input and Comments/Feedback, including opposition and support, each of which had been common themes offered during prior BOCS public comment times.
Opposition topics included environmental; impacts to the County’s wildlife, water supply and table, environmental resources, soils and stormwater runoff; cultural resources’ impacts; impacts to adjacent users, including viewsheds, noise, and pollution; energy and water consumption and sustainability.
Support topics included, anticipated economic activity generated by data centers, a County targeted industry; potential increase in commercial taxes, offering relief to residential taxpayers and supporting County infrastructure and service.
McGettigan’s presentation continued to address these issues and others including sustainability, principles of decision-making, long range plan use, plan implementation and other related topics, before recommending the adoption of the CPA.
Each Planning Commissioner was allotted three questions in each of two sessions fielded by McGettigan; Meika Daus, Deputy Planning Director; Christina Winn, Executive Director of PWC Dept. of Economic Development, Tom Smith, Director of PWC Dept. of Public Works; and other representatives in areas of transportation and energy.
Commissioners’ questions covered topics of concern, starting with questions from Cynthia Moses-Nedd, PC Chair, about the life span of data centers and their possible decommissioning due to future obsolescence.
Tom Gordy asked for an estimation of the cost to the County of the project. McGettigan said a cost estimation had not been prepared yet but would be done during the rezoning process. Gordy said the planning commission “better get a fair understanding of what we’re signing up for.”
Commissioner questions from Gordy, Robert Perry, Richard Berry and Qwendolyn Brown followed regarding job creation, case law prohibiting proffers on similar properties, sound mitigation, how many homes could be built on the same property, concerns about the southern area of the property near the Manassas Battlefield and Conway Robinson Park, whether there had been a study on water usage and quality and the effect on the Occoquan Reservoir and new technologies for noise and water.
After replies to these questions, Joseph Fontanella said, “A little bit of what I’m seeing so far is I’m hearing a lot of ‘To be determined’ or ‘We’re studying that.’ It sort begs the question of whether we’re ready for prime time here with the CPA in the absence of solid answers to some hard questions. My absolute largest concern in this {is} with the environmental impacts.”
Tom Smith addressed questions regarding a water study. He said the Board of County Supervisors has commissioned a water study that he said needed to encompass the entire Occoquan watershed in and outside of PWC, that would take a year to complete.
Fontanella said before the study is completed, the Planning Commission is being asked to decide on, “This project with great unknowns.”
He asked if there had been a study of when taxpayers realize a return on this investment. Winn answered there was one study that only projected revenue generated.
Kuntz asked about watershed issues, efforts to mitigate run off and cooling issues. She mentioned verbiage being used as “encourage” or “should strongly suggest” in the CPA.
McGettigan replied, “This is a policy document. The Comprehensive Plan is a guide for the BOCS and you all to make decision on rezoning. It’s only a guide. So, it’s not regulatory in nature.”
Moses-Nedd asked about the impact of a by-right development of ten-acre lots on the property instead of data centers.
McGettigan said such lots would have impacts on traffic and the National Battlefield.
Gordy asked about noise attenuation and a strategy to minimize noise, which McGettigan said would be addressed in more detail.
Gordy asked with the {Data Center} Overlay District in place, why the Digital Gateway is necessary.
Jeff Green, PWC Economic Development Manager, said there were other industries competing for space in the Overlay District.
Answering Berry’s question, McGettigan said road costs would be paid by the applicant.
Rick Canizales, PWC Director of Transportation, said as zoning comes in, the County would be looking at the transportation impacts and see who would be paying for it.,
Gordy expressed concerns over power infrastructure and the placement of substations, which he said were eyesores in residential areas and hurt the County’s ability to redevelop some areas in the County.
Planning Commission Vice Chair Juan McPhail said he had no questions because he knew his would be asked by other commissioners and he had previously sent questions to the Planning Office Staff.
Public comments started around 10 pm. Nearly 220 people registered to address the Planning Commission in the Board Chambers of the McCoart Building during public comment time.
Approximately 150 of them spoke, as some dropped out as comments continued until nearly 5 am Sept. 15. Those who spoke were grouped into three categories, in-person residents, in-person non-residents and virtual speakers.
The number of in-person proponents and opponents were about equal.
Scores of in-person speakers addressed issues pro and con that had been asserted during public comment time in many preceding BOCS meetings.
Many speakers for the project, including Mary Ann Ghadban, Pam and Laurie Snyder, recounted arguments they had previously made.
Many proponents cited the large revenues that would be produced for the County to improve education, schools, necessities for first responders, public safety and other County services.
They stated data centers would be a better alternative to high-density, low-income housing on the properties. They said most opposition came from nearby Heritage Hunt residents. Some stated it was the most studied project in County history.
Opponents, led by Elena Schlossberg, executive director of the Coalition to Protect Prince William County, Heritage Hunt residents Bill Wright, John Lyver and Roger Yackel, as well as Bob Weir, Haymarket Town Councilman, and Christopher Carroll, a Brentsville District resident, brought up issues they had made at BOCS meetings, regarding water, noise, electricity, impacts on the National Battlefield Park, the lack of study and research, the County’s low tax rate on computer peripherals compared to Loudoun County and questions regarding the need due to space remaining in the Overlay District.
After the study, many opponents cited the lack of answers by the Planning Office that instead suggested future consideration.
Other opponents included members of HOAs located outside the Gainesville District.
However, those in favor and those opposed to the CPA both found confirmation of their positions in McGettigan’s report and in the question-and-answer session.
Tony Guiffre, a Haymarket resident, a former Gainesville District Supervisor who lived on Pageland Lane for 30 years, said because of his experience, he appreciated what the County was going through. He said he had voted for the development of Heritage Hunt because he thought it was best for the community. He asked that despite the PC’s zeal to protect the Rural Crescent, it vote to recommend this CPA, as he also believed it would have a positive impact on the County.
A shift-tech worker on data centers made a case for them, citing policies and high environmental standards for data centers to avoid contaminated water, limit water usage, the lack of noise, and for safety.
Schlossberg said, “I teach my children that there is something more important than money. I love where I live, and I care about my neighbors, and you are not a mensch if you are willing to trade health and wellbeing of your community for money.” She suggested the recommendation should be deferred.
John Stirrup, former Gainesville District Supervisor, spoke, representing the National Battlefield Trust, the official friends’ organization of the Manassas Battlefield Park.
He said this organization’s role is to raise capital for projects large and small on the Battlefield outside the National Park Service’s normal budget. He stated the Battlefield, despite suggestions otherwise, does not support this CPA application, saying, “Nothing could be further from the truth.”
Stirrup cited a Dec. 23, 2021 letter to BOCS Chair Ann Wheeler from Manassas Battlefield Park Superintendent, Brandon Bies, in which Bies stated, “I believe the intensive development of the Pageland Lane corridor is the single greatest threat to Manassas National Battlefield Park in nearly three decades.”
Bies’ letter continued that the County with other projects had been lured by tax revenues. His letter concluded, “When I speak with people about the mission of the National Park Service, I like to say that we’re here in the forever business. It’s our role to protect these places for future generations, as well as share the stories of our nation’s past, so they will not be forgotten.”
Stirrup said the impact of this project would be devastating and destructive to the Battlefield. He said the size of the buildout of the data centers would be more than four times that of the Pentagon. He cited water concerns not being addressed before voting on the CPA was irresponsible. He stated the large amounts of money gained by the property owners who sell to data center developers will be in the millions, and that many will leave the area, leaving this legacy.
Stirrup concluded, “It only makes sense and good logic to defer this. You haven’t gotten the answers to a significant number of questions, on so many levels. Please do the right thing. Defer this and ultimately defeat it.”
Mary Ann Ghadban, a lifelong Prince William County resident who said she has lived on Pageland Lane for 40 years, followed Stirrup.
She said, “The speakers here tonight who oppose our CPA don’t live on Pageland Lane, and many just relocated here from other jurisdictions, after selling their homes and farms and downsizing into Heritage Hunt, once a beautiful 750-acre horse farm, which is now a high-density, residential community that abuts Conway Forest and properties along Pageland Lane. Pageland Lane is not what it was 20 or 40 years ago, due to the development surrounding us.”
Ghadban cited the fear of being run over by dump trucks or commuters when walking, riding or picking up mail on Pageland Lane. She said surrounding development and environment issues had put Pageland Lane owners between a rock and a hard place.
“The final nail in our coffin in Dec. 2019, was when Supervisor Lawson and Commissioner Berry approved the very first data center right next door to the Manassas Battlefield Park, outside of the Data Center Overlay corridor, on Pageland Lane, next door to Conway Forest and the rural area.”
Ghadban said Commissioner Berry, after visting the area, agreed the area was an industrial setting, between the transmission lines and industrial, commuter cut-through traffic between PW and Loudoun Counties on Pageland Lane. She said 194 property owners came together and agreed their area was no longer rural, no longer farm or residential friendly.
“There were no data center’s buyers behind the request for the Board to initiate the CPA, Ghadban said. “This was not big business at work. Pageland is the right location for data centers.”
Jeanine Lawson, Brentsville District Supervisor, said she broke her rule of not addressing the PC hearing in-person because, “Miss Mary Ann Ghadban has a hard time stating all the facts. She and her proponents of the Gateway like to misconstrue my vote on the Gainesville Crossing project. That is a large swath of land that is under construction {between I-66 and Rt. 29} Hd been in the Comprehensive Plan for a major town center. It is not and never was in the rural area {or the Rural Crescent}.”
In-person nonresidents spoke, followed by virtual speakers. The in-person nonresidents were mostly those for the Plan amendment as they included representatives of data center companies and unions that would be employed if the Plan Amendment were passed. Virtual speakers were also heavily in favor, as well.
During virtual presentations, Laurie Snyder said, “Commissioner Berry has articulated his opinion to keep the southern portion of Pageland Lane as open space. This includes my 188-acre farm. I want to make it clear to Mr. Berry and the Commission that Pageland Farm will in no way remain open space no matter how he votes.”
“My sisters and I have many by-right options. By-right means there are many things we can do to develop our farm without any review or approval by the County, and we will develop.”
“Large tracts of land in Northern Virginia are hard to come by. As a result, we receive offers on a weekly basis. These have included residential developments, solar farms, entertainment venuew and an interest in logging our 440-acre mature hardwood forest that borders Heritage Hunt.”
“If data centers are not approved for our farm, we will then apply for high-density residential housing, and will log the forest to provide more land for homes.”
“I’m sure the neighboring parks would much prefer data centers to residential. So let me make it clear that we will not donate any part of the farm, nor put in conservations easements, nor apply for PDRs.”
“Data Centers, on the other hand, will provide an extensive trail network, protect the public open space, resource and historical protection and large buffers for parks and Heritage Hunt. My sisters and I will not provide those things.”
More Planning Commissioner pro and con comments were made again prior to the vote.
Commission Brown said “I’d like to move that the PWC Planning Commission adopt findings set forth in the draft resolution contained in the staff report. I recommend the BOCS adoption of the Comprehensive Plan Amendment CPA-2021-00004, the Prince William County Digital Gateway, with rhe following additional recommendations, that
- Noise is adequately reduced and/or mitigated;
- Proper measures are taken to address many potential negative environmental issues, and
- Planning staff includes the revisions and clarifications requested in Exhibit A attached to the letter to the Planning Commission dated Sept. 9, 2022.”
Commissioner Kuntz seconded the motion.
After further discussion, the vote was passed at 5:03 am Sept. 15.
Following this Planning Commission meeting, David McGettigan informed the Bull Run Observer, “Unfortunately, we do not have the Planning Commission resolution for PW Digital Gateway written yet. This is something we will produce and distributed at a future meeting when the briefs and resolutions are presented to the Planning Commission for approval of their minutes.”