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Board narrowly votes to initiate LaBienison comprehensive-plan amendment amid park-adjacency concerns
Summary
The board voted 5–2 to initiate a comprehensive-plan amendment (CPA 2026-00004) for roughly 33 acres known as LaBienison, changing the long-range designation from parks and open space to a residential neighborhood (Transect-2); staff and residents debated park adjacency, buffers and whether initiation effectively presages rezoning.
Prince William County's Board of Supervisors voted 5–2 on Feb. 3 to initiate a comprehensive-plan amendment (CPA 2026-00004) for the LaBienison property in the Potomac District. The action authorizes staff to study changing the parcel's long-range land-use designation from Parks and Open Space to Residential Neighborhood Transect-2 for approximately 33 acres that lie inside the legislative boundary of Prince William Forest Park.
Planning staff (Ahmad Behzad and David McGettigan) emphasized initiation is a study phase, not a rezoning. "The legislative boundary is the boundary authorized by Congress for acquisition of land to add to the Forest Park," McGettigan explained; he and staff also noted the parcels involved are privately owned and that initiation would allow a deeper analysis of environmental impacts, buffers and park adjacency.
Public comment during the meeting was split. Ashley Studholm of the Prince William Conservation Alliance opposed initiation, saying the area was identified to protect watershed and ecological values and urging the county to keep the land A-1 rural. Applicant Linda Carr said the proposal would create a neighborhood with a mix of housing types, maintain open space, and help address regional housing demand.
Supervisor Vega and others warned that initiation often leads to an eventual rezoning application and said the board must consider precedent and the county's stated preference for protecting open space. "When has staff ever recommended a CPA to move forward and then recommend denial after their findings?" Vega asked, arguing initiation opens a door that is rarely closed; staff replied they could cite one example from 2007.
Staff noted a preliminary development range in the materials (the staff report referenced an estimate of about 125 dwelling units with 8 affordable single-family attached units), but confirmed specific zoning, density, affordable-unit levels and buffering would be determined in the subsequent rezoning and environmental review process if a rezoning is filed. Supervisor Bailey and others said they would support initiation to allow staff and the community to study the impacts and to pursue mitigation measures for park adjacency.
The motion to initiate the CPA passed with five votes in favor and two opposed (Supervisors Gordy and Vega). Initiation sets a formal analysis and public-review path but does not change property zoning or authorize construction.
