• Spotsylvania County: An Overhang of 28,000 By-Right Lots

    We see the same problem replicated in county after county across Virginia: an overhang of thousands of lots that can be developed by right. Typically, these lots are located on off-the-beaten track farmland that will be inefficient and expensive to serve with the utilities, public services and other amenities that urban refugees demand. By definition, property with by-right development rights can be developed without obtaining approval from local government. Lacking any leverage, local boards are powerless to negotiate proffers to offset the cost of upgrading roads, utilities and services.

    Spotsylvania County, on the growth fast track, is wrestling with that very issue. According to Dan Telvock with the Free Lance-Star, county guidelines allow for 28,512 by-right homes over 25 years. With proffers per home averaging more than $35,295, that’s $1 billion in revenue the county will never receive, argues Mike Jones, a principal with Tricord, a major home builder in the region.

    Ironically, county proffers of that magnitude will encourage the wrong kind of growth. Home builders developing by-right properties will enjoy a huge price advantage — $35,000 — over those developing properties subject to proffers. All other things being equal, the by-right lots will be developed and sold sooner, the lots linked to proffers will be developed later. Here’s the real kick in the groin for taxpayers: The by-right lots tend to be more scattered and more remote than the lots with proffers, which tend to be clustered together, higher density and located closer to transportation arteries. Thus, the lots that yield the least in county revenues also will cost the most to serve.

    What’s a county to do?

    I don’t know the particulars of Spotsylvania County, so any comments I make are wary and tentative. However, I would suggest that The Comprehensive Transportation Funding and Reform Act of 2007 might reverse the perverse logic of the status quo. Spotsylvania will be required to designate an Urban Development Area comprising enough land to accommodate growth for the next 20 years. Presumably, the county will see the logic of concentrating its capital improvements within the UDA. Landowners outside the region will be served notice that they’re largely on their own. Indeed, landowners who develop their land outside the UDA may be subject to impact fees.

    If Spotsylvania follows the spirit of the Reform Act, it also will permit greater densities within the UDA and encourage developers to follow “new urbanism” design principles that utilize infrastructure more efficiently and create environments that encourage people to walk, bicycle and use transit.

    A critical key to success is drawing the proper boundaries for the UDA. There may be a temptation to simply wrap the UDA around existing arterial roads and other infrastructure. But the matter needs to be given thought. Drawing UDA boundaries gives fast-growth counties across Virginia an opportunity to create what Ed Risse calls balanced communities, places where there is a balance of housing, jobs and amenities and a transportation system designed to serve it.

    Spotsylvania suffers from an inherent disadvantage in creating balanced communities: A large percentage of its workforce hops in cars and drives north on Interstate-95 every day. Many of its jobs are located in Prince William, Fairfax, Alexandria or Arlington. Furthermore, in all likelihood, any balanced community in the Fredericksburg region would incorporate the City of Fredericksburg and chunks of Stafford County. But, with an influx of 250,000 people expected in the region over the next two decades, Spotsylvania has the potential to evolve into a balanced community itself. The time to start planning that evolution is now.


  • Cho Seung-Hui and the Rights of the Mentally Ill

    Since the morning of April 16, Virginia Tech students, professors and administrators have displayed extraordinary dignity in the face of one of the nation’s great tragedies. My respect for the institution and those who are part of it has increased immeasurably. I can only hope that I, if faced with a comparable horror, would acquit myself as well.

    Although punditry is my business, I have largely withheld commentary about the public policy implications of the shooting rampage for two reasons: First, I thought it appropriate to let the mourners bury the bodies of their loved ones before pontificating on the meaning of it all, and second I wanted to see more facts emerge. We do no honor to the fallen by jumping to conclusions based on preconceived notions. Gov. Timothy M. Kaine has done precisely the right thing by setting up an independent review panel to inquire into the April 16 tragedy and the events leading up to it.

    Presumably, the review panel will endeavor to determine if the rampage could have been prevented, and what it will take to prevent another such incident from reoccurring. The panel’s inquiries undoubtedly will follow many of the same trails blazed by journalists investigating the massacre: Were Virginia’s gun laws tight enough? Is Virginia’s system for treating the mentally ill too lax and unaccountable?

    To my mind, the central question is this: How was it possible for someone as mentally unstable as Cho Seung-Hui to acquire two guns? In 2005, a Montgomery County magistrate had found the student to be a danger to himself and others. But, according to Bill McElway with the Richmond Times-Dispatch, state and federal authorities disagree over whether such a finding restricted Cho’s right to purchase a gun.

    After the magistrate found Cho to be a danger, McElway reports, he was detained for assessment at a county mental facility, then released the next day. State law did not permit him to be institutionalized: He was to be provided the least restrictive appropriate form of medical care: in his case, outpatient treatment. Because he was released, authorities did not deem him to have been “admitted” to a mental facility. Writes McElway:

    That means no record of the person’s assessment, even if the person is found to be mentally ill and a danger, is forwarded to law-enforcement agencies for background check purposes.

    So, the “obvious” remedy is to tighten up reporting requirements for mentally ill patients. If future Chos are found to be a danger, that information should be conveyed to law enforcement officials and should be grounds for blocking the purchase of hand guns.

    But it’s not quite so simple. The desire to restrict the rights of crazy people to acquire hand guns — a restriction that I totally support, incidentally — will run smack into the rights of the mentally ill. I dare say that the review panel will uncover a host of advocates who work tirelessly to expand the privacy rights of the mentally ill, to avoid actions that would stigmatize them and to require due process before institutionalizing them against their will or depriving them of other civil rights. Cho fell through the cracks, I hypothesize, because a broad-based social movement dedicated to taking the mentally ill out of institutions and integrating them back into society has worked diligently to expand their rights.

    We might well find that the problem in Cho’s case wasn’t insufficiently tight gun laws, or inadequate spending on mental health care. As Walt Kelly said, “We have found the enemy and it is us” — our culture and legal system, which gives primacy of the rights of individuals, including those of the mentally ill, over the collective good. Should the review panel find that to be the case, the “obvious” solution isn’t so obvious at all.


  • Can You Say “Big Dig?”

    The latest estimate for the cost of phase one of the Rail to Dulles project — extending the Metro system to Tysons Corner — recently jumped up to $2.4 billion to $2.7 billion, up from the previous estimate of $2.1 billion. How much, then, will it cost to build phase two, which takes the heavy rail line all the way to Dulles airport?

    Last year, the estimate was $2 billion. Todays, says Marcia McAllister, spokesperson for the Dulles Corridor Metrorail Project, there is no official estimate for the cost of the second leg of the project. So reports Ari Cetron with the Connection Newspapers today.

    Let’s think this through. If the cost of phase one has jumped by 14 to 28 percent, there’s a pretty good chance that phase two will increase at least as much. All told, totaling phases one and two, a project expected to cost around $4 billion a year ago now is expected to cost $5 billion. And that’s before we get the negotiated contract prices, the inevitable change orders, and the equally inevitable cost overruns. Can you say, “Out of control?”

    There isn’t much incentive to keep things under control because the major pressure groups have everything to gain from the Rail to Dulles and little to lose, while those who will pay for the bulk of the project, and very likely any overruns — the riders on the Dulles Toll Road — are politically powerless. The only way to keep Rail to Dulles from becoming a grotesque transfer of wealth from middle-class commuters to well-connected contractors, landowners and special interests is to create a financing scheme that taps the economic value created for property owners around the Metro stations. The modest amount of revenue anticipated from a special taxing district in Fairfax County doesn’t come close.


  • Senatorial Ethics Charges Aired

    Yesterday, a Senate ethics board heard allegations that Senators Thomas K. Norment, R-Williamsburg and Kenneth W. Stolle, R-Virginia Beach have engaged in a conflict of interest when legislating property rights. According to Roanoke lawyer G. David Nixon, the two powerful lawmakers have a conflict because they either represent clients that acquire property through eminent domain or engage in rainmaking activity for clients that do.

    (See our coverage of this issue in “Is There a Conflict of Interest in the State Senate?” and “The Case Against Norment: Suggestive But Not Persuasive.”

    The panel, headed by former James Madison University President Ronald E. Carrier, met five hours. Norment testified before the group, according to an article by Jeff Schapiro in the Richmond Times-Dispatch. (Schapiro did not say whether Stolle testified.) The panel is required to rule on the allegations in June.


  • The Wheels on the Bus Go Round and Round…

    One of the more obscure laws to emerge from the 2007 General Assembly allows local school boards to work out deals with private schools to transport their students on the same buses. Predictably, this common-sense measure was opposed by the Virginia School Boards Association on the grounds that public money should not “subsidize” private education. (Don’t you love that attitude? What? Save money? Not if it means helping those stinkin’ private schools!) But, as the Daily Press observes in an editorial today, the idea makes a lot of sense.

    Any time public school buses are driving with empty seats, those buses have unused capacity. If public school systems can generate revenue from filling those seats, it comes out ahead. As the DP writes:

    If a public school bus traverses a neighborhood picking up children, why should the bus for a private school – or multiple buses for multiple private schools – follow behind? Why should our roads be clogged with two buses when one could do the trick? Why should the environment be assaulted by the cars of multiple parents driving their children to private schools, when those children could all ride a single bus? It could work out well for their parents. They’re paying for the transportation operations of their local schools, so why shouldn’t they be able to use what their taxes are supporting?

    It could work out well for the public schools. They could negotiate fees that would help meet their perennial need for money to pay drivers better and replace buses as they age.

    In the grand scheme of things, this bill will affect education in Virginia only on the edge of the fringe of the periphery of things. But it does represent the kind of outside-the-box thinking that we desperately need to make the educational system work more efficiently and deliver better educational outcomes. Kudos to the people, whomever they are, who came up with this idea. But don’t get complacent. This represents no more than a few steps on a thousand-mile journey.


  • Hospitality on the Taxpayers’ Dime

    John Sugg writes in Reason magazine that southern states are leading the way in doling out incentives to lure businesses:

    Consider three deals finalized in 1995, all of them in North Carolina. This End Up, a furniture manufacturer, accepted $230,000 and other incentives from the state for a new plant near Fayetteville that would employ 200 people; then it closed a Raleigh plant that employed 150. Quaker Oats received $98,000 for a new 98-worker plant near Asheville; then it closed another North Carolina operation where 70 people worked. Seffi Industries took $300,000 and promised to create 300 new jobs. It not only failed to open a new plant or hire a single new person but a few months later went out of business altogether.
    Trendy businessesโ€”particularly technology firmsโ€”have the greatest leverage in demanding government subsidies. In February, for example, biofuel manufacturer Range Fuels, based on lit?tle more than its word that it could deliver a economically competitive product, was offered $6 million in state cash, a 97-acre tract in central Georgia, and a set of tax abatements. At best, the company will employ 70 people.

    Other beneficiaries of business welfare in??clude low-tech factories in the mid-South; call centers in the Tampa Bay area; auto manufacturers in Alabama, Tennessee, South Carolina, and Georgia; and biotech firms in Florida and North Carolina. Publicly financed sports stadiums are common across the nation, and the South is no exception. Tampa built Raymond James Stadium for the Buccaneers a decade ago as part of a deal that will divert $1 billion in taxpayer money to team owner Malcolm Glazer over 30 years. Glazer, in a style common to team owners, threatened to move the football team if he didnโ€™t get a new stadium. To win voter approval for a bond issue to finance the project, city officials attached it to a referendum providing money to alleviate crowding in the cityโ€™s schools. The stadium was built long before most of the new schools.

    My libertarian impulse is to look at such giveaways as just another example of graft, and Sugg goes on to make the argument that incentives can lead to corruption, though it is not exactly widespread (as far as I know).

    The one example he cites that really got me, though, was the money chase for the NASCAR hall of fame. Virginia was in the thick of that race, too, with promises to give NASCAR millions of dollars (including a “large taxpayer investment”) if only they would locate the Hall in Henrico.

    While the bid wasn’t accepted, the willingness of state and local government to toss around taxpayer funds for big business prizes still seems to be the preferred magic bullet in economic development. Sugg’s interviews people who say that it’s not the incentives that matter most, but the quality of the workforce, infrastructure and the general business climate. That’s where the attention (and the money) ought to be spent.


  • Nichol Losing Confidence of W&M Alumni

    The Wren Cross controversy may be settled for now, but a growing number of William & Mary alumni are convinced that the cross episode is merely a symptom of a larger problem: President Gene Nichol. Seth Freedland at The Daily Press reports on a movement to pressure the Board of Visitors not to renew Nichols’ contract when it expires next summer.

    The article quotes Victor K. Biebighauser, a ’75 alumnus and a steady 20-year contributor to the university who pulled the plug on his annual contributions after the cross caper. Though partially molified, he said he would not make up for his missed donation with any more money than usual. Another alumnus, Andrew McRoberts, Class of ’87, said he did not expect to resume contributing anytime soon.

    Such dissatisfaction follows on the heels of an announcement by James W. McGlothlin that he would withdraw a $12 million donation. If Nichol can’t regain the confidence of alumni, W&M fund-raising efforts are doomed to falter. And when a university president can’t raise money, like University of Richmond President William Cooper, he won’t last long.

    In the age of websites, blogs and e-mail, alumni can mobilize in protest against unpopular university administrators far more readily than in the past. No longer can a university president control the flow of information. As an example: Lance Kyle, class of ’89 and an Arlington resident, has e-mailed a copy of his letter to Rector Michael Powell denouncing Nichol, which I am re-publishing on this blog. (You can read the full text here.) Here’s a choice selection:

    What is equally disturbing his how Nichol is demonstrating the same pattern at William & Mary as he did at Colorado and Chapel Hill. While Nichol was dean at Colorado, the law school fell 12 points … in the USN&WR rankings and almost lost its ABA accreditation while at Chapel Hill it fell 8 points. At both schools, the local papers were filled with op-eds by disgruntled alumni, students and taxpayers admonishing Nichol to “focus on building and managing the law school instead of his personal, radical agenda.” The same thing is happening at William & Mary and red flags are everywhere. The stakeholders are complaining while W&M falls further behind its peers in terms of applicant stats (SATs are flat and GPAs are falling) and fundraising growth not to mention the NACUBO endowment ratings. … All of this will translate into lower rankings and devalued diplomas.

    Writes Kyle elsewhere: “W&M desperately needed a superstar fundraiser but instead got a failed politician who is saddling the school with meaningless expenses.”

    I don’t know how fair these charges are but they are serious — and they are being heard. Clearly Nichol has aroused the alumni, and the antagonism appears to be growing. Let us hope that he doesn’t wind up destroying this eminent institution as a result.


  • The Bay: Improving, Yes, but Too Slowly

    Environmental clean-up efforts in the Chesapeake Bay are making slow progress, concludes the Chesapeake Bay 2006 Health and Restoration Assessment, but improvements are coming slower than expected.

    The encouraging news:

    Nutrient discharge: Nitrogen discharges from wastewater treatment plants are at 72 percent of the reduction goal; phosphorous discharges from wastewater treatment plants have reached 87 percent of reduction goals.

    Watershed protection: Since 1990, blockages to 2,144 miles of rivers and streams have been removed for migratory fish. Watershed land preservation has set aside 6.83 million acres of land, 99 percent of goals. A forest buffer restoration goal of 2,010 miles was reached well ahead of schedule; as of 2006 53 percent of the new 10,000-mile goal has been achieved.

    The bad news: Population growth and development continues to pose a challenge. States the assessment:

    It is estimated that increases in pollution due to development have surpassed the gains achieved to date from improved landscape design and stormwater management practices. The rapid rate of population growth and related residential and commercial development means that this is the only pollution sector in the Bay watershed that is still growing; thus, โ€œprogressโ€ is negative.

    The really bad news. Habitat, water quality and fishery indicators have been slow to respond to the incremental improvements in nutrient and pollution discharges.

    The Bay’s habitats and lower food webs are at about one-third of desired levels. Improvement in bottom habitat was stagnant: only 41 percent of the Bay’s floor was considered healthy. Acreage of critical underwater grasses decreased by 25 percent, to the lowest level since 1989. Mid-channel water quality deteriorated slightly, while chemical contaminants in fish tissue remains unacceptably high. Oyster and shad populations remain at a fraction of restoration levels.


  • Virginia Conservation Network to Honor Leaders in Environmental Stewardship

    ~ Capitol Steps to Perform
    at 3rd Annual Awards Event ~

    On May 3, 2007, the Virginia Conservation Network (VCN) will honor individuals and organizations within the Commonwealth who have set themselves apart as leaders in conservation and sustainability. The event, which will include a performance by the Capitol Steps, will take place at the Modlin Center for the Arts at the University of Richmond. The evening will begin with a reception for sponsors and awardees at 5:30, followed by the awards presentation at 7:00 and Capitol Steps performance at 7:30.

    Richard Cizik, nationally known evangelical leader, will be honored with the award for Individual Leadership within the Faith Community on the Issue of Global Warming & Sustainability. Cizik will make brief remarks about his work raising the profile of global climate change within the faith community.

    For ticket information, click here.

    – Sponsored Content –

  • How About This for a Name for the Ordinance – WOBOITYBOOT?

    Say you live and work in a comfortable, middle-class neighborhood off Forest Hill Avenue in Richmond. And say a tattoo parlor opens up across from your office. The shop’s name is DILLIGAF, an acronym for Does It Look Like I Give a F—, which is kind of funny if it’s a tattoo parlor down in Shockoe Bottom but not so funny if it’s in your neighborhood. So, what do you do?

    If you’re Kathy Graziano, who serves on Richmond City Council, you can ask the city to study the idea of banning tattoo parlors from residential areas. According to Style Weekly, DILLIGAF opened up near Graziano’s office. Says she, “I would tell you that if you had community input, perhaps an acronym might not be the name of the tattoo shop.”

    She also raises a larger point:

    Graziano says her proposal is part of the larger question of how to balance the growing trend in neighborhoods that have homes and retail businesses living side by side. New urbanism is only going to bring more retail into residential areas, she says, and the kinds of businesses matter. “Not that they shouldnโ€™t go in there,โ€ she says, โ€œbut the people should have some say.โ€

    Why start with tattoo parlors? Grazianoโ€™s proposal says that โ€œthe customer foot-traffic generated by tattoo parlors may be disruptive to the environment of many residential neighborhoods.โ€

    In all seriousness, it sounds like Graziano’s proposal is missing the point. The problem isn’t the tattoo parlor and its discrete foot traffic — the problem is the vulgarity implied in the name of the store. I’m all in favor of people living closer together, for reasons of infrastructure efficiency, for reasons for transportation efficiency and for reasons of environmental protection. But if we live in closer proximity to one another, we also need to figure out how to get along. I’m not sure that’s something that can be legislated.

    Oh, WOBOITYBOOT… What’s that an anacronym for? Watch Out, Buddy, Or I’ll Throw Your Butt Out of Town.


  • Extreme Creekover

    First it was volunteers cleaning up roads and highways. Now it’s volunteers cleaning up creeks. What a heart-warming tale.

    In today’s Times-Dispatch, Rex Springston describes how a team organized by the James River Association is conducting a $100,000 “extreme makeover” of Oldtown Creek in Colonial Heights. The creek, he writes, is “dirty, trashy and ugly.” The problem isn’t the nearby chemical plants, which are heavily regulated, it’s the pollution and waste from run-off, including dirty, oil stormwater washed off a Sam’s Club parking lot.

    The program, funded by state and private contributions, will clear the trash, plant streamside trees and install a bio-filter comprised of special soils and wildflowers. If successful, similar efforts could be launched for other creeks and streams around the state.


  • Wooden Nichol

    College of William and Mary President Gene Nichol has stirred up a good deal of controversy at Virginia’s oldest university. The Wrenn Cross episode was only the most visible of his antics. (See “Nichol Bound for Duke?” for a satirical take on his brief but tempestuous tenure there, with links to documentation of less widely publicized flaps.)

    Now comes another brouhaha that has already gained national attention on conservative talk radio. Reserve Officer Training Corps students are asking W&M to give them full credit for the military science courses they take, rather than limiting to six the number of credits that can be counted towards graduation. The student senate unanimously voted to give ROTC courses full credit, that all credits earned count to the 120 needed to graduate, and that the changes be made retroactive. But President Gene Nichol, reports Matt Pinsker, a sophomore who is leading the effort, “has not responded to any requests for a meeting to discuss the issue.”

    The United States is at war; some 4,000 American soldiers have died in Iraq and Afghanistan. Meanwhile, one of America’s leading universities extends credit for “Art 327: Hand-building Ceramics” and “Kinesiology 130: Adventure Games” but curtails the credits ROTC students earn for studying military science four hours a week in the classroom and engaging in physical education for three hours a week.

    When I was going through the University of Virginia at the tail end of the Vietnam War, students protested in front of the Navy ROTC building. Today, students at W&M are protesting in favor of ROTC. How the wheel turns…

    I don’t know what role, if any, Nichol played in putting W&M’s rules into place. But he can certainly play a role in changing them –and making the College more hospitable to the patriotic young men and women who want to serve their country and, in all likelihood, risk spilling their blood in a distant land when they graduate.

    For details of this brewing controversy, see this report in the Daily Press, and this story in the Flat Hat, the college newspaper.

    Update: I hear from Mr. Pinsker that President Nichol has agreed to an appointment “later this month.”


  • Arlington’s Auto Busters

    Here are some numbers that I find quite compelling. Arlington County may not rank among Virginia’s fastest growing jurisdictions, but its population is growing smartly — some seven percent since 2000. Population now exceeds 200,000, giving the county a population density of nearly 8,000 per square mile — more than three times that of Fairfax County.

    Given the intensifying traffic congestion everywhere else in Virginia, things ought to be getting pretty bad in Arlington, too… right?

    According to numbers cited by Bob Burke in today’s Road to Ruin article, “Auto Busters,” growth in traffic volume has flattened out over the decade, averaging less than half a percent a year. Writes Burke:

    Traffic volume on some of Arlinton’s arterial streets actually dropped between 1996 and 2006, according to county data. Lee Highway in Rosslyn, for example, saw a 14 percent decline in traffic. Wilson Boulevard at Clarendon is down nearly 16 percent.

    What makes the difference? Five Metro stations, smart land use around the stations, and control over local streets and roads. Devolution of responsibility for secondary roads may not be a complete solution for traffic congestion, but it is assuredly part of the solution. Every fast-growth county in Virginia should send a delegation to Arlington County to observe the Best Practices in traffic management in action.


  • We Are All Hokies Now

    There are no words to describe the enormity of this morning’s tragedy at Virginia Tech, so I won’t even try. But if there any Hokie readers out there, please know that the thoughts and prayers of every Virginian are with the staff, students, parents and everyone else in the Virginia Tech community right now.


  • LEARNING FROM CHILDREN

    Darragh Johnsonโ€™s did does a nice job in todayโ€™s front page WaPo story on the insight of children. (“Fear of Climate Change Scares โ€“ and Inspires โ€“ Kids, Fears About Environment Pushing Kids to Act โ€“ Some to Therapy.”)

    I recall well that it was Columbiaโ€™s Bryant Woods Elementary School students who inspired the adults in our Thicket Lane Cluster to start and maintain a recycling program in the early 70s. They also led in the observance of, and deepened the meaning of Earth Day.

    In our column, “All Aboard” this week we note that Patrick Kaneโ€™s “Boom Town” class exercises in Reston elementary schools over the past 20 years have demonstrated the ability of fourth graders to do a better job of planning functional settlement patterns than groups of adults or professionals.

    Norman Leahy did a great job of putting his finger on the need for Fundamental Change in schools and in education in his Blog post “Schoolโ€™s Out Forever” last Thursday. Our program for Fundamental Change in education outlined The Shape of the Future would accommodate many of the ideas put forward in the comments for flexible schooling. The revenue flow to support Dooryard preschool, Cluster lower elementary, Neighborhood upper elementary plus and Village high and Community continuing education could be allocated to accommodate mixed ages, work and learn, service and learn and other approaches that match student needs.

    The key is Fundamental Change. When the “professionals” got hold of the Columbia schools that are part of the Howard County “system” the original insights and innovation went out the window as we document in The Shape of the Future.

    EMR