Stafford supervisors discuss Traditional Neighborhood Development

BY KAFIA HOSH

Date published: 7/18/2007

BY KAFIA HOSH

Stafford County Board of Supervisors passed a controversial zoning ordinance last night that could create mixed-use developments.

After more than two hours of debate and public input, the board approved the Traditional Neighborhood Development ordinance in a 4-3 vote.

The ordinance goes back to the Planning Commission for further analysis, and must be sent back to supervisors within 120 days.

The measure will allow communities that blend residential and commercial development concentrated at major transportation hubs. It would consist of walk-able, town-style neighborhoods with narrow streets, clustered buildings and various housing types such as apartments, townhouses and single-family homes.

A TND includes some aspects of the "smart code," which is the nationally-recognized legislation for compact development.

Supporters of the measure argued that homes and businesses built closer together would only reduce sprawl and manage growth.

A TND could cut traffic because the pedestrian-friendly communities and nearby transportation system would take people off the roads.

And the assortment of housing types would allow for more affordable units.

"My generation needs more affordable housing in this area, and TND will do this," argued one 25-year-old resident.

According to TND supporters, the ordinance also requires developers to provide a substantial amount of commercial space, which could take some of the tax burden off homeowners.

But TND critics argued it would only promote growth and cause a greater demand on county services, which could lead to higher property taxes.

Democratic candidates for supervisor Harry Crisp (George Washington) Jerry Kirven (Rockhill) and Bob Woodson (Griffis-Widewater) assailed the TND ordinance in a press conference before the public hearing.

The candidates would like to see an ordinance for a mixed-use development that integrates more "smart code" measures.

"What Stafford needs is a new approach to managing growth that is comprehensive and that puts the interests of citizens and taxpayers--not developers--front and center," Woodson said.

Falmouth Supervisor George Schwartz, who voted against measure, was skeptical that walk-able communities would reduce traffic.

"People tend to drive to a 7-Eleven that is three blocks away," he said.

Some opponents support the TND concept, but argued the county's version is flawed. For one, it allows for densities higher than the "smart code," without reducing density in other locations.

"There are no offsets within the TND," noted John Nagoski of Stafford Citizens for a Sustainable Future.

But any flaws can be addressed through minor ordinance changes, according to Wendy Surman, a member of the Stafford Economic Development Authority.

"To throw out an entire concept is not looking at the big picture here," she said. "We should not sacrifice 'great' in the pursuit of perfection."

The ordinance was introduced more than two years ago, and discussed over several public meetings, according to Planning Commissioner Archer DiPeppe.

"I ask is that fast track?" he said. "God protect us from a slow-track."

Kafia Hosh: 540/735-1977
Email: khosh@freelancestar.com

Date published: 7/18/2007

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