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Stafford officials are considering a proposal to have the county take over maintenance responsibility for roads in two high-density areas. |
Depending on your point of view, Stafford County is on the verge of becoming either a trailblazer or a guinea pig in an attempt to better regulate growth and transportation.
By the end of the year, Stafford County supervisors could make a decision that would alter the way roads are maintained and the way development is required to pay for itself.
Last year, the Virginia General Assembly gave high-growth localities the right to assess road-impact fees on new commercial and residential development. A slightly more obscure provision allows six counties--Chesterfield, Fairfax, Loudoun, Prince William, Spotsylvania and Stafford--to create Urban Transportation Service Districts.
Counties have until Dec. 31 to begin implementing the UTSD and a possible impact-fee program. Stafford is the only county pursuing the option.
The impact fee was a topic discussed during a special Planning Commission meeting last night, where the commission approved an ordinance for public hearing by a 4-2 vote. The public hearing will be held on Oct. 15.
WHAT IS A UTSD?
Essentially, UTSDs are designated areas within a county that the Virginia Department of Transportation treats as if they were a city or town. The county becomes responsible for road maintenance inside the UTSD, while VDOT retains its maintenance role on interstates, primary roads and roads outside of the UTSD.
In exchange for increased responsibility, the county receives the urban payment rate for roads within the UTSD, which can be considerably higher than the typical county rate. Also, the county can impose a "comprehensive impact fee" on new development outside the UTSD.
The funds can be used for a number of public projects, not just transportation.
HISTORY
Virginia counties have always had the ability to bring road maintenance in-house, via the "devolution" process, but few have taken the leap. In theory, it would give a county more autonomy and control over its roads, but until now, there has been little incentive for a local government to take on the responsibility.
"It's a huge undertaking," Fredericksburg VDOT administrator David Stanley said. "It's about the county having direct control and the ability to manage their own system. But it's a lot more than filling potholes and trimming tree limbs."
Although it has never been tested in UTSD form, devolution of road maintenance could solve a problem that has plagued high-growth areas. Counties would be forced to more closely consider transportation issues when making development decisions. State legislators hope that responsibility would lead to smarter growth decisions and better county infrastructure.
THE COSTS
County administrators have done their best to calculate the economic impact of UTSDs but admit that many financial factors are hard to predict. In their estimation, the program is likely to be a wash. More funds will come from VDOT, but the county will incur the costs associated with creating a department to perform road maintenance.
Henrico and Arlington counties have maintained their own roads for decades. Both localities have had to add county funds to the VDOT payments.
Of course, the county could collect new revenue by levying the impact fees.
The fee would not apply to existing lots or lots already recorded. Of that $90,000, roughly $47,000 would go to transportation, with the rest divided among parks and recreation, schools, libraries, fire and rescue, and law enforcement. The $90,000 figure has been a point of contention among planning commissioners and supervisors.
"I am uncomfortable with the number [$90,000] in the ordinance. I understand the process and the logic that was used, but I believe there are many caveats," commissioner Mike Rhodes said last night. "We are adding a significant new burden to these new houses. I can't support this."
His sentiment was supported by Ken Mitchell, but other members felt the number was an accurate representation, based on past expenditures, of the cost a new dwelling imposes on the county.
WHAT NEXT?
The complex situation combines the twin hot-button issues of transportation and growth, prompting a slew of questions and concerns from supervisors at their last meeting. At one point, board members came close to dropping the idea altogether.
If supervisors decide to implement the impact fees, they would have to meet two goals before the year's end.
First, supervisors need to finalize the boundaries of the UTSDs and enter into a memorandum of understanding with the Commonwealth Transportation Board. The proposed map has two UTSDs--one in North Stafford and one in southern Stafford.
Supervisors also need to adopt an impact-fee ordinance.
Research is ongoing, and the supervisors may still scrap the idea.
"I think it's smart to get all the facts and take a thorough look at it before we make a decision," Board of Supervisors Chairman George Schwartz said.
www.hb3202.virginia.gov/faq.shtmlJonas Beals: 540/368-5036
Email: jbeals@freelancestar.com
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THE DISTRICTS NORTH STAFFORD The proposed UTSD is roughly bounded by Quantico to the north and Mountain View and Courthouse roads to the south. The area extends from Lake Arrowhead in the west The proposed UTSD is roughly bounded by Truslow and Leeland roads to the north and the Rappahannock River to the south. The district stretches from Rocky Run Reservoir in the west to Ferry Road in the east. |
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MEET THE UTSD
An Urban Transportation Service District is a designated area where secondary road maintenance responsibilities shift from VDOT to the county. In return, the county receives greater funding from VDOT. Also, counties get the authority to charge a comprehensive impact fee on new development outside of the UTSD.
WHERE DID IT COME FROM?
UTSDs were authorized by the General Assembly in 2007. WHY WAS IT PROPOSED?As a UTSD has never been created, so its benefit is unclear. Most view it as a way for counties to have more control over their roads. Many hope local governments will take the opportunity to better coordinate development and transportation. Additionally, impact fees can be used to limit growth in rural parts of The UTSD is a designated, high-density area, required to contain an average of one unit per acre. For transportation purposes, the area would take on the characteristics of a town or city. ARE UTSDs MANDATORY?No, although without a UTSD, a county cannot impose comprehensive impact fees. COULD THIS HAPPEN IN STAFFORD?It could, but the deal is far from done. Some supervisors are still skeptical of the proposal, and steps will have to be taken quickly, as the option goes away Jan. 1. |
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MEET THE COMPREHENSIVE IMPACT FEE Comprehensive impact fees associated with UTSDs can be levied on new by-right development outside of the UTSD. The fees are general, meaning they do not have to be tied to specific transportation projects, and they can be used to defray the costs of public projects that aren't transportation-related. WHO WOULD BE CHARGED THE FEE?Anyone developing agriculturally zoned property outside No. Neither would any development on the books at the time of the fee's adoption. HOW MUCH WILL IT COST?The amount is yet to be determined, although a figure of $90,000 has been proposed. CAN THE IMPACT FEE BE IMPLEMENTED WITHOUT A UTSD?No, the general impact fee cannot be implemented without a UTSD. However, Stafford does have the authority to create a county-wide impact fee to finance road improvements. |
