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Proposed changes to Stafford's Urban Services Area could cause problems Date published: 11/30/2008
BY JONAS BEALS
Stafford planning commissioners are recommending that supervisors tighten the boundary of the Urban Services Area--a move that could restrict growth, but might create legal head-aches. The USA is the area where the county has, or plans to extend, public water and sewer. For the most part, the area is concentrated in the center of the county, encompassing the Interstate 95/U.S. 1 corridor, with zones extending along U.S. 17 and Garrisonville Road. The area is expected to hold the lion's share of future development. While revising the county's comprehensive plan, the Planning Commission determined that the current USA boundaries are more than sufficient for 20 years. They said slated boundary expansions are no longer necessary. "We're an advisory body." Planning Commissioner Arch Di Peppe said. "You ask us our opinion. We suggested tightening the USA, because it's huge." In Di Peppe's opinion, the USA is still huge, even after being redrawn. Trouble is, some property owners are banking on county water and sewer for their approved developments. If the new boundaries are accepted, they could be left high and dry on the wrong side of the line. Stafford County supervisors have been haggling over the recommended boundary changes, but have been reluctant to codify them. "You can't tell someone we've changed our mind after they've spent money and moved forward in good faith," Supervisor Paul Milde said. Which leads to the Silver Cos.' 807-acre Sherwood Forest property, a former farm on State Route 3 east of Fredericksburg, which has been slated for inclusion in the USA since 1988. It isn't the only property suggested for removal from the USA, but it is a significant area the county has long designated as having potential for development. Compounding the problem is the fact that a subdivision with public water and sewer has been approved on the property, and installation of water lines is under way. Charlie Payne, an attorney with the firm Hirschler Fleischer who represents the Silver Cos., addressed the Board of Supervisors earlier this month. He suggested that excluding Sherwood Forest from the USA could result in a challenge from the developer. The USA is not yet set in stone, and supervisors are exploring language that would essentially grandfather public water and sewer rights to vested lots, even if they end up outside the revised USA.
The same people who want to restrict growth and charge builders outrageous impact fees will be the first ones whining about a lack of affordable housing. Econ 01 - Restrict supply and prices go up.
Paul Milde and the Silvers advocate for their own personal gain (Milde owns a cabinet installation company and benefits from continued residential development). Stafford County is breaking beneath the burden of residential development.
Silver is paying for the sewer lines. They are building a pump station and they have no guarantee, after the county approved the plan, of being able to build? That sounds logical. Sounds more criminal to me! Plus, the sewer treatment plant across Rt.3 from Sherwood would be outside the zone. The county is making zorro, I mean zero sense! The county wants commercial growth for taxes and if this sewer line is not installed, the deal for the adlacent commercial property can not be completed and built.
If they want to build houses, then they should pay the $92,000
that it costs the County for each and every new dwelling. Whether we have a recession or not, the taxpayers can't bear
this heavy cost. We need to replace Milde with someone who cares about the middle class taxpayer.
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