I've spoken before about the awesome unity demonstrated this year amongst the Democrats in the Fredericksburg/Stafford area. From Albert Pollard in the 28th SD race, to Carlos Del Toro in the 88th HD, even smaller local races like Trish King running for Stafford Co. CoC. Fortunately our candidates for the Stafford Co. Board of Supervisors are no exception. It might surprise some to know that a Democratic majority in a GOP-leaning county like Stafford is not only possible, but very much within our grasp. Check out this outstanding Op-Ed that appeared in yesterday's Free Lance Star co-authored by Harry Crisp, Jerry Kirven and Bob Woodson involving pending 'Traditional Neighborhood Development' legislation below the fold:
UPDATE: Not even the Speaker of the House is getting a free pass. Democrat Clyde Matthews will be running against Howell in the 28th HD. This is good news because an overconfident Howell has been siphoning thousands to help Republican House candidates in other races (cough*Mark Cole*cough).
TND is not the answer for Staffords needsRECENT DISCUSSION has revealed deep flaws in Staffords proposed TND (Traditional Neighborhood Development) legislation. But the discussion also has shown that there is considerable common ground when it comes to planning for Staffords future.
In particular, all parties seem to recognize that if done properly, mixed-use communities have a place in Stafford County. What is needed now is an overall plan for Stafford?s future, incorporating mixed-use communities, that serves the needs of Staffords residents, rather than just the wants of developers.
A solution to the current impasse cannot be found in the proposed TND legislation. That proposal is fiscally irresponsible and so fundamentally unsound that it cannot be salvaged.
Property taxes have gone up year after year to pay for the increased demand for county services caused by uncontrolled growth. Because the TND does not contain any provisions to exchange the increased density in a TND for decreased density in other parts of the county, it does not do anything to solve this problem. It just creates more opportunities for more growth which means higher property taxes for all of us.
Instead, moving forward requires a new beginning. The Board of Supervisors should vote down the TND to create a fresh start in developing a workable, responsible and financially sustainable plan. Rushing ahead with legislation that even its supporters acknowledge is flawed is a recipe for disaster that will haunt the county for years to come.
take time to do it right
A new ordinance for planned, mixed-use development should be created, using the ?Smart Code? as its basis. (The Smart Code is the widely accepted model most jurisdictions use as the basis for their smart growth legislation.) The process to develop this ordinance should include representation from developers but must be led by residents who neither have ties to the development industry nor stand to gain financially from the new legislation.
The ordinance for mixed-use communities must be developed as part of a comprehensive plan that includes policies and enabling ordinances that manage Staffords future growth, protect the interests of taxpayers, and safeguard the countys natural resources.
Such a plan must include the following:
Prioritize commercial and industrial revenue streams by limiting residential development to 30,000 units over the next 20 years. This is an adequate number of residential units to cover projected population growth, and in conjunction with mixed use developments, allocates sufficient land in the urban service area for commercial and industrial development.
This focus on commercial and industrial growth is the foundation to building the diversified tax base needed to reduce the heavy tax burden now placed on property owners.
Guarantee that there is smart growth, not just more growth, from planned, mixed-use developments by creating viable mechanisms for moving density out of the agricultural areas and into urban service areas designated for mixed use.
Ensure the quality of life in Stafford by establishing standards for levels of service for education, transportation, fire and rescue services, and recreation. This will provide an objective measure by which to assess the ability of a community to reasonably accommodate additional residential development, and to develop proffers that really do cover the ?bricks and mortar? costs of new infrastructure.
Support the county?s economic development strategic plan by designating lands in the Falmouth, Courthouse, and Boswells Corner areas as suitable for mixed-use development.
Provide predictability to property owners by eliminating the floating zoning that currently exists in Stafford?s land-use map. The current map designates broad uses for the future, rather than specific zonings, for land. That means that a property owner, or prospective buyer, cannot look at the land-use map and tell what specific type of development could occur on adjacent properties. (This is a fundamental flaw with the current TND, which can be applied to anywhere within a broad swath of land that covers over 25 percent of Stafford County.)
Keep mud and other pollution out of our creeks by strengthening existing soil and erosion controls, and designating on the land-use map limited, highly sensitive water resources that require additional protections.
With such an approach, people who oppose increased density under any circumstances would have to compromise to accept the introduction of mixed-use communities, in return for key financial and environmental protections. Developers who want to build without restraint would have to compromise to accept requirements that direct where and under what conditions mixed-use development can occur.
Balancing such demands while protecting citizen interests first and foremost is the foundation for a responsible plan to manage growth.
It?s time for solutions. As candidates for the Board of Supervisors, we know that whoever wins the upcoming elections will need to move forward with an effective response to the growth challenges that face the county.
As one citizen recently wrote of the proposed TND, The residents of Stafford County deserve better.
We agree. We invite all the candidates for supervisor to join us in signing on to this fiscally and environmentally responsible approach to managing the future of Stafford?s growth.
Harry Crisp is Democratic candidate for George Washington supervisor; Jerry Kirven is Democratic candidate for Rock Hill supervisor; Bob Woodson is Democratic candidate for Griffis Widewater supervisor.
Now, we need a finally pre-election pep rally that includes all the Democrats running for every office in our fair county -- that would be Pollard, Matthews, Del Toro, Kirven, Crisp, Woodson, King, Mancini, Hazelgreen...
Prepare for the victory party!!!