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To sprawl or not to sprawl: the $92,002 question Date published: 11/20/2008
BY JONAS BEALS
When Stafford County officials contemplated taking over the maintenance of their own roads earlier this year, they considered charging a comprehensive impact fee for each new housing unit built by-right on agriculturally zoned property. The suggested fee was $90,557, an eye-popping figure that helped kill the proposal. The county opted out of road maintenance, but a similar figure remains: $92,002. That's the new comprehensive plan's answer to the question: How much does each new single-family home cost the county? The plan's financial-impact model calculates each new home's share of the county infrastructure--things like schools, parks, libraries, roads, fire departments and administration buildings. "People have to understand that growth requires an infrastructure, and the cost for that is high," Planning Commissioner Archer Di Peppe said. According to those who worked on it, this comprehensive plan is the most thorough planning document the county has ever had. Di Peppe has worked on the plan from the beginning--a nearly three-year process. "We knew any model would come under extreme scrutiny," he said. "But I don't think there's any more important discussion to have." It stands to reason that a county government would be interested in such a figure, but the number has been difficult to pin down in the past. Few localities have tackled the issue with as much vigor as Stafford County has. "It's a complex model," Planning Commissioner Michael Rhodes said. "We're way ahead of other counties. I don't think anyone has this level of sophistication." WHO SHOULD PAY? Until now, arguments about who pays for growth have been waged on a largely conceptual battlefield. Most county officials agree that commercial development pays for itself, but some question the benefits of residential growth. The findings in the comprehensive plan suggest that residents do bear a portion of the cost of residential development, but it certainly won't end the debate. "This puts the cost out there for everyone to deal with," Planning Commissioner Pete Fields said. Currently, the county has proffer guidelines that recommend fees when a developer wants to rezone property. The recommended proffer amount for a single-family home is $43,145--less than half the calculated impact fee.
Read more stories about Stafford Date published: 11/20/2008
Its BS to assume growth makes an area poorer by $92,000 a house. Compare the quality of schools, roads, fire/rescue, police etc in heavily populated areas to rural areas. Fairfax does better Stafford who does better than Westmoreland. There is simply no comparison. Growth is good for everyone.
how much each household should pay for the cost of this 2 year comprehencive plan! I think its totally wrong i think 40 000 went to law enforcement and 75% of the road deteriation is due to too many cops on the road!
Some may be skeptical of the numbers. If so, what is your number and how did you arrive at it? The comp plan has been in the works for 2 years. Do you think they just made up the numbers?
I am skeptical about these numbers. Do they take into account the real estate taxes a home generates over its useful life? How about the sales and utility taxes the residents pay? How about the taxes paid by businesses who spring up to service the new residents and the real estate, sales and other taxes those businesses pay?
What is a referendum?
Some folks think it is a vote for more "free" roads.
but it's not... it's a vote to decide if YOU want to pay
HIGHER taxes...
Right?
So.. if you do not use the roads.. you'd probably be
justified in not voting in favor..of .. right?
but if the measure actually passes - what does that mean?
Doesn't it mean that a MAJORITY of people .. AGREE ..to
pay higher taxes IF they are spent for specific items ?
and as we all know.. businesses do not "vote" just
"residential" right?
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