BY KATIE THISDELL

Amendments to Stafford County's Comprehensive Plan need more details before they can be approved, supervisors voted last night.

Focused on the Courthouse Urban Development Area, the plan lays out changes for the long-term future of the county.

"Even if we act on this tonight, it's not going to be redeveloped in the next 20 years, maybe it'll be the next 40 years," Supervisor Cord Sterling said.

Residents also called for more information at last night's public hearing.

"We need to take that extra time, and we have that extra time," Sterling said.

For the past year, Stafford has been designing and studying how UDAs will be implemented. These mixed-use, high-density areas were mandated by the state based on the projected growth of the county.

Stafford supervisors have approved seven specific areas.

The Courthouse UDA has been a pilot program to essentially let the county and its residents learn more about how this can be accomplished for the rest of Stafford. The Planning Commission approved the UDA amendment to the Comprehensive Plan in December.

Supervisors also tabled an amendment to the zoning ordinance to establish a new zoning district for urban development areas. Both items will be discussed at the Feb. 21 meeting.

The county does have a deadline at the end of February to still be eligible for a VDOT grant to pay for the consultant to study the UDAs.

Stafford County does not have a "downtown" area, but throughout a series of workshops and open houses, residents have said they'd like to see one formed.

This process could be used as a model process, such as through similar public workshops, said Michael Zuraf of Stafford's Planning Office.

"How many downtown areas are you going to have in Stafford County?" asked one resident.

Three neighborhood centers would make up the Courthouse UDA: historic courthouse village, new downtown and south courthouse commons. The downtown area would have an east-west focus to improve safety for pedestrians, rather than a north-south center on U.S. 1. A traffic study has also been in the works.

As a mixed-use, high-density area, a UDA would be where residents could ideally "work, live and play." UDAs could offer a mix of residential areas, retail, restaurants and other businesses.

During discussion on the creation of a zoning district, Sterling also said he was concerned there were no architectural standards included.

Charlie Hanson, who has lived in the county for almost 30 years, says some of those ideas aren't consistent with the population of the county. He says many people shop in big-box stores, rather than local businesses.

"I'm worried about who's going to pay for all of this," said Hanson, who said the county should have more information with a timeline and funding specifics.

An implementation plan was approved last night as an addition to the county's 2010-30 Comprehensive Plan.

Katie Thisdell: 540/735-1975
Email: kthisdell@freelancestar.com