14,000 NEW homes proposed in South Loudoun

Neil Z: I think LA is irrelevant to Loudoun, because we're still in the stage where two-lane rural roads are doing major collector and artery work (because of an attrition-based policy--"don't build them and maybe they'll not only stop coming, maybe the ones here will go away." Works well, huh?). The Greenway keeps raising its tolls. Route 7 is gridlocked, with no money and not much land available for alleviation, and 50 is the sacred cow of Loudoun along with 15. Route 28 is plugging along toward some improvements (via a tax district).

We both live in car-based suburbs, and perhaps we can agree that the existing road network is inadequate to existing growth. We stick our heads in the sand if we think homes will stop coming until there are better roads, a subway, and a bike network, and if they come by-right, there will never be any of those improvements because there will be not only no money to do it with, but no land to do it on.

The road network needs improving, and it is my understanding from reading about the proposals that the road improvements will be done upfront. That's what's happening on that park across from your community, right? A small infill was approved, with the stipulation that their contribution to 649 and park access would happen before their homes, and it appears from driving by lately, that's what's happening.

Starry-eyed homebuyers? Yes, and it still doesn't relieve them from the responsibility of doing due diligence. What you say about the cost being tacked on is true for any special feature, or any special fee the developer pays--if direct impact fees or APFOs were legal in VA, do you think home builders WOULDN'T figure them in to the cost of the homes?

Barbara Munsey, from South Riding.

 

Actually LA does figure in, as many of those subdivisions use 2 land feeder roads into the 4 lane freeways and interstates. From what I can tell, all the road improvements are to roads that do not bring traffic to the areas where the jobs are; that is the eastern half of Northern Virginia, just to the roads that are already congested heading there.

As far as the developer tacking on extras .. sure, they do it all the time. Not usually an issue as its figured into the cost of the home and goes right into the mortgage. Its part of the sales price, a price which (for my model) went from a 250K base price in 1998 to 450K today ... now I know that the cost of lumber and labor did not rise by 200K in 5 years. If so, talk about inflation !!

This extra bond issue will be an additional tax imposed on the homeonwers above and beyond the normal county taxes. And at the same time, the normal county taxes will need to go up to provide the operational wherewithal to pay for schools, and other infrastructure that would not be covered by the capital bonds.



Neil Z.
Resident since 1999

 

Neil Z: Yes, they're right upfront about the extra cost, at least they were in two of the articles I saw on it. Whether or not county taxes will need to go up for operating expenses remains to be seen: I'm sure they've done a fiscal analysis, and if they haven't (which I doubt) the county will. A significant percentage of the annual budget is debt service for capital expenditures, and this special tax district structure for facilities up front directly addresses that.

I still don't see LA; don't forget that two of our major interstates (50 and 15) ARE two-lane roads as opposed to freeways. I think we'll all benefit from an improved 659, which is not only a primary route through the eastern county, but a major connector with Prince William. They are offering significant improvements to 50, which will probably be significantly opposed as "inappropriate" given the vision for the "calmed" (gridlocked) section, which is itself a significant commuter route from points west. There are average people in western Loudoun who need that road to get to work, and heartily oppose the calmed version.

I see your point about the routes to the job centers, but the fact remains that our existing network of paved roads is taking much more traffic than it can really bear--they ALL could use improvement. I think it is worth discussing actual planning that includes infrastructure, instead of the whole renunciation technique that has landed us where we are.

Barbara Munsey, from South Riding.

 

Sarcasm alert!

"don't forget that two of our major interstates (50 and 15) ARE two-lane roads as opposed to freeways."

Hmmmmm! Did I miss something during my nap today - namely that 50 and 15 were upgraded to interstates? The last time I checked they were US highways and not all two-lanes. I know 50 was a 4 lane divided highway when I drove down it today. By the way 95 is the Interstate as are 64, 66 and 81.

By the way, I don't mind reading thoughts from "outsiders", however when they hog the threads that's a bit much.

 

Actually I think Barbara has a lot of knowledge regarding loudoun county and what's going on. I appreciate her posts from a knowledge standpoint (realizing she also has her opinion thrown in). I don't really consider it hijacking the thread. Keep on Posting Barbara!

 

81, 64, and 77 are mostly two lanes thruout all of VA. In between South Riding and Gilberts corner 50 becomes two lanes. VA DOES have the money for road improvements. Check out how sweet they have it in Richmond with all of the new improvements that are empty of traffic. Richmond just does not want to give us our money back. And don't overlook that the sales tax just went up! Hmmm, increase in tax, but no increase in services.

 

Homer-
Amen brother, that IS the truth!!!!!!!!

 

I agree with Dang.

 

Neil…you raise some good points…please be certain to share your thoughts with the planning commission and the board of supervisors.

Interesting article in Sunday’s Washington Post – “Landowners Face a Stark Choice” – which talks about the rush of proposals and the dilema or opportunity this poses to current landowners…

Burton stated“…the development community – which contributed a half million dollars to candidates in November’s board election – submitted a barrage of individual proposals for a reason. By doing so, the industry gives political cover to sympathetic members of the board who want to make widespread changes to the county’s planning blueprint…”

Mick Staton claims that he voted to allow public utilities in the transition area because of its unique geological features (soil and rock in that area make it difficult to have wells according to Staton). “It was not done to increase density”. …he “did not forsee such a push for higher-density development.” It will be interesting to see how he votes on these proposals.

“Some feel a special sense of urgency because of concerns that the pro-growth officials could be ejected from office in elections more than three years away.” “It seems to be a good time to do what you can.”

 

I too am glad to see Barbara in this forum

 

Barbara - please keep posting!

 

Hello all. Looks like a lot has happened in a day! Thank you hberg, sasha j, and BelindaTH for your kind words. Today was a real buster with getting on the back-to-school schedule (an hour early), and I just finished that mound of first-day paperwork times two. I also went to the BoS meeting, which was pretty interesting.

cjfj: I'm confused by your sarcasm alert. I realize it may be a play on my use of joke alert, but do you mean I was being sarcastic or you were about to be? Routes 50 and 15 are both interstate travel routes, as in enabling travel between states, or "inter" "state". You can go from the Atlantic Ocean in MD to Sacramento on 50, so it is also "transcontinental". Not only can you get at least from Carolina to NY on 15, the heavy commuter traffic from MD has made it the de facto western bypass in our portion of the Metro region.

As Homer noted, unless you're on the bypass or in the environs of Leesburg, 15 is two lanes through Loudoun, and 50 is two lanes from Arcola on west (except for that short 4-lane portion west of Middleburg that is soon to be reduced to two with fed tax dollars). Signs for both say "US15" and "US50", so they aren't state or county roads. Other than exercising your right to express your opinion on my participation, what exactly is your point? Seriously, if there are USDOT specs on number of lanes, whether there are at-grade crossings or direct access etc in allowing the description "interstate" to be used, I admit ignorance and would be happy to learn about them.

Homer: Unfortunately, Loudoun has a history of being rich, and whining in Richmond. There are other areas of the state that would love to have our problems, and given the amount of money we send, they are only too happy to allocate a big chunk of it to places that don't have our economy and standard of living. Look at the statewide redistricting that cut up Loudoun like a pie: South Riding (either huge or tiny depending on the argument of the moment) is divided between two state delegates. There are at least five state del districts in Loudoun, and two state senate. While some (optimists?) point out that this gives us that many more reps, the fact that only a few of these state legislators rely on their Loudoun portion for the bulk of their constituency is also a factor in the return we get from the GA--that's a lot of reps to get in agreement on something, being lobbied by a lot of diverse people. My personal opinion is that I doubt we'd have been sliced and diced so thoroughly in Richmond if the county had a history of playing well with others.

I don't mean that as any indictment of previously-districted reps, but of the instructions given by the preceding BoS to their GA liaison, which, for several years consisted of little more than "Everybody wants to move here with their businesses! We hate it, and we want you to pass laws making it illegal unless we say so." The GA looked at the money rolling in, saw plenty of places in much worse shape to spend it, said "Boo hoo, deal with it under existing law", and the BoS came up with 50 and 20 acre zoning, plus a no-man's land in which to fight the battle east of 15 called the Transition Zone. And they're not doing too well in court.

Which brings me to Jeanne: Yes it was an interesting article. Here is another interesting story (perhaps)--I was interviewed by the Richmond Times-Dispatch during redistricting, and the guy who covers NoVA told me this: He had covered the whole Disney thing (birth of the modern PEC--previously a legitimate preservation and advocacy group, which in fact proposed the WTC as a means of preserving the history of rte 15--heartily hated by some long time Prince William people for the fact that Disney would have brought jobs, infrastructure, and business taxes to PW, much like King's Dominion etc have done for areas to our south), and after the dust had settled, he ran into Michael Eisner at some function and asked him "What did you learn from all this?" to which he said Eisner replied "Never to try and build anything anywhere near where Kay Graham has an estate."

I'm sure, even after the passing of Mrs. Graham, that the Post is a completely impartial news source about Loudoun. (sarcasm alert)

Seriously, if you are going to spend effort insinuating that each decision of this BoS is merely the result of campaign contributions, do some research on the money given to the preceding BoS, and where it came from. Tens of thousands of dollars were funnelled through VSS, many of which came from out of state. Perhaps also of note re roads, and specifically 50: an individual who founded and chaired the Association for the Historic etc of Aldie, Middleburg and Upperville is also a mover in the Mosby Heritage Area group (which is seeking access to the public schools of several counties including our own, with an "education" program that asks the children what their neighborhood looked like for centuries before they lived there, how did it change, what was lost--and THAT'S why preservation from the likes of you is important, kids!), and was a member of the Transition Team deposed (under duress) in the Dawson's lawsuit. Is political influence only of concern in one direction?

As for utilities in no-man's land, those lines have extended the length of 659 as well as out 50 past Arcola for some time. People have lines adjoining or in some cases crossing their property which the preceding BoS disallowed them from tapping into when they adopted the Comp Plan (at the urging of the special interests who bankrolled their election).

The first county Health Dept was chartered in 1947, and Dulles South was listed as a health hazard even then, because the clay soil makes it inappropriate for drainfields, and the effluent seeps into the groundwater. The farming here was never much crops but dairy, and the airport made that moot because flight paths don't do much for milk production.

One of the first post I ever read from you stated your love for having facts to back up your opinions; please read the DSAMP. Partial posts from feature (opinion) articles aren't the whole story.

Which reminds me, I have a question for you that is hospital related, so I'll put it there.

Sorry to have ranted and droned so long, all. To those of you I have annoyed or bored with my opinions, my apologies--scroll on past. To those who find my rambles of semi-interest, cheers! and goodnight for now.





Barbara Munsey, from South Riding.