MIXED-USE zoning, a Smart Growth tool to cluster housing and business, is useful only if it offers the flexibility that both developers and local governments crave. Howard County would lose that vital flexibility if it enacted every zoning change being sought by Councilman Guy J. Guzzone.

Understanding that, Mr. Guzzone said he was willing to compromise when he introduced his proposals two months ago.

Unfortunately, a compromise suggested by the county Planning Board swings too far in favor of developers.

Mr. Guzzone had suggested that each phase of any mixed-use (residential and commercial) project must have its roads in place before its buildings can be constructed. Such a rule could be disastrous to any project that had to wait indefinitely for local and state governments to build roads to serve it.

Howard's planning staff suggested a good compromise; that the funds for road improvements be budgeted before a phase of construction can proceed. That could ease residents' fears about long-term traffic problems from new developments. But the county Planning Board this month recommended deleting any new road requirements from Mr. Guzzone's proposed amendments.

The board's action adds to the perception that county government is willing to bend too far in favor of developers at the expense of existing neighborhoods.

Mr. Guzzone said he will ignore the board's suggestions and introduce his original legislation to the County Council. That is unacceptable.

The council should act favorably on the planning staff's suggested compromises on roads and other elements of Mr. Guzzone's bill.

The council should also make sure these zoning-law changes don't have an impact on mixed-use projects in the pipeline, such as the Rouse Co.'s massive residential and commercial community planned for North Laurel.

Pub Date: 3/26/99