This is an op-ed by new Reston Association President Ellen Graves. It does not reflect the views of Reston Now.
Reston Association was approached by Tetra Partners, the owner of the old Reston Visitor Center property at Lake Newport, asking if RA was interested in purchasing the property for $2.7 million. The owner indicated that the price was firm (he is in the commercial real estate development and brokerage business) and that he was going to make a decision in June regarding whether to sell the property (to RA or another entity) or continue to use it for his own purposes.
This 3.147-acre property strategically connects two larger RA common-area properties. RA has non-exclusive parking rights as well as trail easements in the property. Many members now enjoy portions of the property not within the RA easements. A considerable number of members have been concerned for years about the spectre of more intense commercial use of the property.
For these reasons, the RA Board was interested in discussing favorable but fair contingent contract terms with the owner. The RA Board did not secretly decide to initiate the acquisition of this property. The seller initiated these discussions. The seller’s original price was not based on any RA appraisal. When the RA Board became convinced that the offer from the owner could present a rare opportunity to expand the common area and childrens’ programs within Reston, it voted to decide this issue the “Reston way.”
The “Reston way” is to let the members decide, providing them with as much accurate, factual information as possible. That is why the Board directed staff to initiate a referendum, so that all RA members can vote whether the purchase and reuse of this property as common area, on the best terms and conditions that the seller will allow, is an opportunity that should be taken.
We are not a local government or municipality that can condemn property. We can purchase property only on such terms as the seller will agree. An appraiser within Reston, Stephanie C. Reger, stated “Given that the subject property is even available to purchase (at nearly any price) is a rare opportunity.”
This opinion is shared by many board members. However, the RA Board did not want to undertake a referendum if reasonable terms could not be negotiated with the seller. Staff first sought to determine if the $2.7 million selling price was reasonable. A written appraisal report (complying with the Uniform Standard of Professional Appraisal Practice) was commissioned by RA to answer this question. Read More
This week’s Reston Pet of the Week is Bailey, an senior dog with youthful vigor. Here is what his owner, Bart, has to say about him:
Bailey is 13 ½ years old now, but you’d never know it. He still lives to catch the ball or Frisbee, which we do every morning at the Baron Cameron Dog Park, rain, shine, snow, or sleet.
He’s a bit slower now, he’s lost his hearing, and his eye/mouth coordination is not what it used to be. He was the centerfielder, able to catch a ball thrown to him from 40 yards away. And smart? We stopped counting the number of words he understood after it went over 200. But he also understands categories, not just names of toys (e.g. a bone is not a toy).
He can also be a grump, as the morning dog park people will attest to, telling all those little pups to stay away. No time for play, he’s got work to do!
He does manage to relax at home some by keenly watching TV. His favorite show is golf, but he also loves horseracing. When he could hear, he would go to the TV when he heard his favorite commercial jingle (especially the Nasonex bee).
Want your pet to be considered for the Reston Pet of the Week?
Email [email protected] with a 2-3 paragraph bio and at least 3-4 horizontally-oriented photos of your pet.
Each week’s winner receives a sample of dog or cat treats from our sponsor, Becky’s Pet Care, along with $100 in Becky’s Bucks.
Becky’s Pet Care, the winner of three Angie’s List Super Service Awards and the National Association of Professional Pet Sitters’ 2013 Business of the Year, provides professional dog walking and pet sitting services in Reston and Northern Virginia.
This is an op-ed by Reston resident Terry Maynard. His opinion does not represent Reston Now.
I am voting “NO” on RA’s referendum to purchase the Tetra property at Lake Newport and, having reviewed the available materials, official and otherwise, I believe it may be useful to share with you why I have made that decision. I apologize in advance for the length of this letter, but I believe it is important to present evidence for my position, not just assertions.
The $2.65 million price is waaaay too high! In fact, the County puts the property’s assessed value at $1.2 million, down $50,000 from last year. The difference, as directed by RA and stated in the RA-funded appraisal ,is largely the “market value of the subject, assuming restaurant uses are permitted and any deferred maintenance has been corrected, as of Jan. 23, 2015, is estimated to be” $2.65 million. In fact, there is no restaurant on the property nor will there ever be. The property condition analysis points to at least a quarter-million dollars in needed repairs. At most, this property is worth one million dollars–if we really need it.
That $2.65 million price will cost Restonians more than $3.8 million in loan payments over the next 20 years and, even with RA’s optimistic revenue forecasts for rental of the small Tetra building, mean net cash outflows totaling nearly $2 million that RA members must pay over two decades. To pay off that shortfall, RA will have to add over 20 percent to the average annual increase in RA fees over the timeframe if its fees grow at a 3-percent inflation rate. (See attached 20-year financial chart.)
There will be no development there because of planning, environmental, and easement restrictions. An alleged key reason to buy the property is to prevent others from building a 6,900-square-foot restaurant there (hence, the appraisal assumption) under a 2001 zoning determination or expanding “Lake Newport convenience center” as the Tetra building property is characterized in the current Reston Master Plan. Neither of these will happen.
First, as part of the six-year effort to revised Reston’s Master Plan, it is being altered within the next few months to preclude that from happening. Read More
This is an op-ed from Connie Hartke, president of Rescue Reston. It does not represent Reston Now’s opinion.
On Wednesday, the company that manages our Reston National Golf Course (RNGC) and many other courses will celebrate the “vast economical, environmental, health and charitable impact the game has in America.” Wednesday, April 15 happens to be National Golf Day.
Ironically, it is also the day that Reston awaits the Board of Zoning Appeals (BZA) decision on the technical merits of the claim that the current owners of RNGC can sidestep the normal process to develop its 166 acres of open space into residential housing.
It is a fact that Northwestern Mutual invested slightly more than $5 million in 2005 in order to become the majority owner of these 166 acres in the heart of Reston. Had anyone imagined this land could be developed, it would have had a far greater price tag.
This property owner is not being hurt by its small investment in one of the most profitable golf courses in the D.C. metropolitan area. When asked at the hearing how financially viable the golf course is,” the owner’s attorney answered “…economically very viable.”
We hope the BZA will also consider the property rights of the 1,000-plus homeowners and businesses who border this Audubon Certified Sanctuary golf course, not just the interests of its owners, RN Golf and Northwestern Mutual. Read More
This is an op-ed by Eve Thompson, who represents Lake Anne/Tall Oaks on the Reston Association Board of Directors. It does not reflect the views of Reston Now.
By now, Reston Association members have begun to receive their ballots on the question of whether or not we as a community should move forward with the purchase of the Tetra Property.
The RA Board voted unanimously to put this question to the membership. The opportunity to add to Reston Association’s common areas are far and few between. This particular parcel provides a unique opportunity to create a multi-purpose venue that we believe, based on staff and committee research, would be much in demand and would add to the types of recreational opportunities we are able to offer our members.
Based on the appraisal, we believe we’ve arrived at a reasonable market price. I think it’s safe to assume that based on the development that will be taking place around Lake Anne the price won’t be going down; and that I think brings us to the real crux of the question.
The RA Board has a responsibility to investigate these kinds of opportunities. We are not empowered to act unilaterally, but we are empowered to gather enough information to determine if an opportunity makes potential sense for the community.
That is what we’ve done here — the rest is up to you. For some it will make sense to add to the band of 90+ acres that runs along Barron Cameron. For others it will make sense to make sure that the property is not able to be developed — now or ever; and for others it won’t make sense at all.
What is critical is that you had the opportunity to decide.
Something on your mind? Send a letter to [email protected]. Reston Now reserves the right the edit letters for spelling, style and clarity.
A long list of larcenies mark the Fairfax County Police’s Reston Station report for this week.
Among the incidents: several license plate thefts in the 2200 block of Colts Neck Road and two thefts from residences in the 1800 block of Cameron Glen Drive.
2200 block of Colts Neck Road, license plate from vehicle.
2300 block of Colts Neck Road, merchandise from business.
2200 block of Colts Neck Road, license plate from vehicle.
1800 block of Cameron Glen Drive, items from residence
1800 block of Cameron Glen Drive, phone from residence.
1800 block of Fountain Drive, cash from business.
1000 block of Harriman Street, wallet from business.
11400 block of Isaac Newton Square, property from residence.
13200 block of Woodland Park, phone from business.
1800 block of Discovery Street, bicycles from residence
12200 block of Laurel Glade Court, ring and credit cards from residence
1800 block of Cranberry Lane, property from residence.
2300 block of Millennium Lane, property from business.
11800 block of Freedom Drive, license plate from vehicle.
11700 block of Briary Branch Court, property from vehicle.
This is an op-ed by Reston Association Board of Directors President Ken Knueven. It does not represent the opinion of Reston Now.
A lot has been discussed recently in the blogosphere regarding the Reston Association Board’s unanimous decision to send to member referendum the question of borrowing up to $2.65 million for the purchase and renovation of the old Reston Visitors Center and the associated open space on which it sits.
This 3.47 acre parcel is located at the southeast end of Lake Newport and sits between the Association’s Lake Newport tennis court complex on one side, and the cherished park area known as Brown’s Chapel Park on the other.
Here’s why we’re trying to save this building and the open land it sits on:
Ownership of this property would create a contiguous band of 98 acres of Common Area property, parkland and recreational amenities so desperately needed by our growing community.
Development All Around Us
During the past 50 years, Reston has seen substantial growth and expansion and there’s no denying more development is on the way.
We’re all seeing it happen right in front of us. Tower cranes, chopped-up roads, detour signs, and those yellow county sandwich-boards are everywhere, announcing public hearings regarding new development/redevelopment projects.
Just look at the recent efforts already underway: Reston Station, Lake Anne Redevelopment (just across the street from the former Visitors Center), The Harrison Apartments, Reston Heights, Fairway Apartments, Reston Town Center North, the proposed redevelopment of Tall Oaks, and now St. Johns Woods.
Impact
In each instance, the owners/developers are doing everything they can to maximize their property rights — pushing the limits on size and density. This will have an impact on our existing facilities and natural resources.
Our Actions
We have taken steps to ensure our founding principles are upheld, while also striving to maintain a balance of sustainability and progress. We recently passed two Land Use Resolutions in coordination with the County, the Reston Planning & Zoning Committee as well as developers to be involved early in the process — and they’re working. Read More
You love your pet. Why not tell everyone in Reston?
Reston Now has a weekly feature called Pet of the Week, which is sponsored by Becky’s Pet Care. We are ready for the spring round of our contest, so send in your entries.
You can shine the spotlight on your animal companion and win prizes as well. Here is what to do:
Send a 2-3 paragraph bio of your pet (e.g., his name, age, what he likes to do, his favorite places to go) and at least 3-4 horizontal photos to [email protected].
To see what the post will look like, see this previous post on Reston Now.
Each week’s winner will receive dog or cat treats from Becky’s Pet Care, along with $100 in Becky’s Bucks.
Becky’s Pet Care, the winner of three Angie’s List Super Service Awards and the National Association of Professional Pet Sitters’ 2013 Business of the Year, provides professional dog walking and pet sitting services in Reston and Northern Virginia.
This is an op-ed by Reston resident Terry Maynard. It does not represent the opinion of Reston Now.
In the debate over Reston Association purchasing the Tetra property at Lake Newport, a major source of frustration has been RA’s refusal to release the Feb. 4, 2015 appraisal until seven weeks later.
RA released the report only after two public hearings were held, the referendum question and fact sheet were finalized and approved by the RA board, and the $2.65 million dollar conditional sales contract was signed on March 27.
Appraisals like this are prepared to aid in assessing the value of a property, its condition, and any constraints its use or development may face. They can be an excellent tool in deciding whether a purchase contract ought to be signed and at what price, but Restonians did not have the opportunity to see this appraisal until the sales contract was already signed.
Had the Tetra property appraisal been made public immediately, thus providing RA members with a meaningful opportunity to comment before RA signed the sales contract, I believe we would not be having this debate or a referendum. There are so many major problems identified in the appraisal even RA’s single-minded board would probably not have decided to move forward.
The $2.65 million valuation is the obvious place to start. As RestonNow reported, based on comparable sales, the County assesses the value of this property at $1.25 million, less than half the sales price. The appraisal obtained by RA explains the large discrepancy: Their $2.65 million valuation is based on an RA-directed assumption of its “best and highest use” as a lakeside restaurant extending into the lake, which, of course, does not reflect the current state of the property.
Yet the appraisal also includes two “as is” Tetra property valuations, one based on comparable sales ($1.45 million) and one based on an income approach ($1.1 million). Both of these prices reflect the true current market value of the property and the price Restonians should be willing to pay. Moreover, they are consistent with the county’s assessment. Read More
Chamber Spotlight is a feature sponsored by the Greater Reston Chamber of Commerce. Today’s Q-and-A is with chamber members James Lawson and Angela Inzerillo, who own Impact Business Solutions LLC.
Reston Now: Why did you decide to start your business in Reston?
IMU: The fast-growing number of small businesses in our backyard of Reston and the Dulles Corridor provides an excellent opportunity for our business consulting practice to meet and develop relationships with our ideal clients.
RN: What are the challenges and rewards of being a business owner?
IMU: The biggest challenges most business owners have are getting clients and systemizing and scaling their business. As we see every day, people who start and own a business are very passionate about what they do and have the technical skills to provide their services, ie, electrician, hairdresser, graphic designer; however running and managing the business is much harder. The rewards then are that we do what we love, but a lot of the times, it can feel like a job.
RN: Name something about your business that most people don’t know.
IMU: James is originally from Scotland and Angela, the US. We met in corporate America, got married and started our coaching and consulting practice together over six years ago.
RN: What is the unique value proposition your clients know when using your services?
IMU: Coaching in it’s truest form is about discovery and helping business owners see beyond their blind spot and do things to get out of their comfort zone.
Unfortunately that is only about 10 percent of the problem that owners have. We are unique in the fact that while we quickly assess where the business owner is, where he or she wants to go and what are the roadblocks our value comes from our ability and skills in helping the owner actually implement the solution in their business — the 90 percent that most other coaches won’t or can’t do. Read More
This is an op-ed by Reston resident Irwin Flashman. It does not represent the opinions of Reston Now.
I have several major concerns about the proposed RA purchase of the Tetra Property. These include: The price for the property based on the appraisal report and RA’s rush to purchase without full information being made available to members and the RA approach on this matter.
The appraisal is said to be the source of the price of $2.65 million for the Tetra Property. The report actually has three different appraisal prices, using two different appraisal methodologies.
The $2.65 million price assumes the so-called highest-and best-use (retail, commercial) and further assumes that a restaurant of some 6,900 square feet would be built over a portion of the property that is under Lake Newport.
These assumptions favor the seller, not the buyer.There is no basis offered in the appraisal to support the feasibility of such assumptions.The basis for the restaurant assumption is the carefully phrased statement: “Building plans were prepared in 1981 indicating that it was possible to extend out into the lake further construction of a restaurant building.”(Report, p. 13)
While it may have been possible in 1981, it is not legally possible today. The proposed area of restaurant construction is within the Resource Protection Area under the Chesapeake Bay Protection Act, where nothing can be built. (See the corresponding map of the site, Report Appendix.)
So, how can this approach serve as a basis for the price? The use of this assumption as a basis for the $2.65 million in the face of these facts in my opinion is outrageous. Read More
This is an Op-Ed from Carol Molesky, Reston resident and South Lakes High School Tennis and Golf Coach. It does not necessarily reflect the opinion of Reston Now.
An important Reston Association election is in its final days of voting.
The South Lakes District is the one to pay attention to. Why? Julie Bitzer is the only candidate out of the three running that can bring fresh ideas and energy to the position.
She comes without a RA history. She is personally invested in the preservation of Reston’s open space — her home borders the Reston National Golf Course.
I know firsthand Julie’s commitment to the community of Reston in its recreational and cultural offerings, to our youth and to development of new programs for our teenagers, and to Reston’s natural green space and trails. I’ve seen in action her ability to bring people together where there’s a win for all parties.
I endorse Julie Bitzer for the South Lakes District and ask that you do as well by casting your vote for her by March 30. Voting is available on RA’s website.
Something on your mind? Send Reston Now a letter. Email your thoughts to [email protected].
Searching for a new home in Reston? Check out these open houses this weekend. For more open houses and complete real estate information, visit Reston Now’s Real Estate section.
12107 Sundance Court
2 BR, 2.5 BA TH
$367,900
Open Sunday 1 to 4 p.m.
12025 New Dominion Parkway
2 BR, 2 BA Condo
$724,500
Open Sunday 1 to 4 p.m.
11403 Orchard Green Court
3 BR, 2.5 BA TH
$579,900
Open Sunday 1 to 4 p.m.
12190 Abington Hall Place
3 BR, 2.5 BA Condo
$520,000
Open Sunday 1 to 4 p.m.
2341 Glade Bank Way
3 BR, 2.5 BA Condo
$539,900
Open Sunday 1 to 4 p.m.
12037 Lake Newport Road
5 BR, 3.5 BA SFH
$739,900
Open Sunday 1 to 4 p.m.
1956 Belmont Ridge Court
2 BR, 2.5 BA TH
$329,900
Open Sunday 1 to 4 p.m.
1830 Fountain Drive
3 BR, 3 BA Condo
$849,900
Open Sunday 1 to 4 p.m.
This is an op-ed by Reston resident John Farrell. It does not necessarily reflect the views of Reston Now.
As was properly described by the first commentator to last week’s letter on Reston Association’s planned purchase of the Tetra building, the RA Board is speculating in land.
A definition of speculation is: “to form a theory or conjecture about a subject with no firm evidence.”
The first reason listed in President Ken Knueven’s powerpoint to justify borrowing $2.65 million is essentially “something bad might happen.” How? What? When? At best, we get vague answers.
Another definition of speculation is: to invest in property with the hope of gain but the risk of loss. We all know what the risk of loss is: at least $2.65 million. What is the quantifiable gain that the RA Board is hoping for?
But wait there’s more.
The second bullet on the powerpoint is that RA would revegetate the property, i.e., plant trees. Except Fairfax County will not allow vegetation to be place in the emergency spillway which covers most of the property because vegetation would block the floodwaters and force the flood levels in Lake Newport and upstream even higher.
The whole point of an emergency spillway is to give the floodwaters from very large storms a way to escape Lake Newport without blowing out the dam as happened to Lake Ilsa (now Audubon) in 1972 during Hurricane Agnes. That’s why the property is covered mostly by parking lot.
But to top it all off (pun intended), there’s this:
I hear our leaders have already secured a loan to buy the land! That’s right, before the referendum even opens for voting in April, someone at RA has been out shopping for a loan. And they got one. From whom? That’s a secret. At what interest rate? That too is a secret. But one term is known and should send shivers down the back of every RA member.
First, the principal and interest payment will equal 8-9 percent of the $15 million budget. That means either our assessment will increase or the services and programs offered by RA will have to be cut. How many life guards camp counselors and grounds maintenance people does this sum represent?
It’s not a mortgage on the property. It’s a pledge of our assessment payments.
What that means is, if there were to be a default, the lender doesn’t take the land and building, they take our RA assessments payments. This is significant on four counts.
First, RA is planning to buy the land on the equivalent of a credit card. The loan is secured by RA’s income, just like your credit card issuer decides the limit on your credit card based, in part, on your income. Would you buy stocks or your house on your credit card?
Second, the lender apparently doesn’t believe the property is adequate security for the loan. Translation: even the lender doesn’t think the land and building is worth $2.6 million.
Third, the amount of money available to pay for lifeguards and cut the grass in the medians will be reduced because the lender will get paid out of our assessments first.
Fourth, RA’s credit capacity will be reduced by the full amount of the $2.6 million, thus reducing borrowing capacity that might be used for other essential capital expenses like replacing a dam or spillway at one of Reston’s lakes or buying the Reston National Golf Course.
It’s like taking your kid’s college savings account and buying Yugoslavian war bonds.
I asked Knueven at the first District/Community Meeting at North Point if someone at RA knew what RA’s borrowing capacity was. They didn’t know and haven’t answered that question in the two weeks since that meeting. Maybe that’s why no questions were taken during the next District/Community Meeting at Lake Anne.
How does any of this make any sense? Who or what is the driving force behind this scheme? I’ve been asking everyone I can find since I first heard about this idea and it too is a closely guarded secret.
Something on your mind? Email an op-ed to [email protected]. Reston Now reserves the right to edit all submissions.
This is an op-ed by Reston resident John Farrell. Opinions expressed are not necessarily those of Reston Now.
I went to the March 2 Reston Association Candidates Forum prepared to vote by computer that night for two of the candidates up for election, but I also wanted to be convinced on the remaining candidates.
In addition to the expected platitudes and generalities, I was stunned to hear each one of the seven candidates tell us they thought borrowing $2.6 million to buy 3+ acres of parking lot, emergency spillway and the 32-year-old Tetra building was just a swell idea, and RA ought to spend $30,000 to submit the question to a RA members referendum.
That’s equal to two bocce courts, for those keeping count, just to hold the referendum.
Not one of these worthies mentioned the RA parking easement that covers most of the property and significantly inhibits any redevelopment. Not one mentioned that the property had its fair market value set by Fairfax County at $1.248 million — or less than half of the proposed $2.6 million purchase price.
The county says the building is only worth $400,000 and the land is worth $800,000. Did any of these candidates believe that the county would voluntarily forego the $10,000+ in real estate taxes that such a difference in value would cause?
Reston Now ran a song and dance from an appraiser (Thomas Kirchner, who is not involved in the Tetra project) as to how county assessments are not a true reflection of fair market value. Except the Virginia Constitution requires real estate to be assessed/appraised at fair market value.
Kirchner explained that the the county appraisal was performed as a mass appraisal. But those magic words are not going to make a $1.4 million dollar discrepancy go away. First, unless you look at the county records, you can’t know if the county used a mass appraisal. Second, there is no magic in a mass appraisal that explains a discrepancy of more than 112 percent.
Mass appraisal simply means averaging the changes in sales prices over dozens and hundreds of transactions. Have there been dozens and hundreds of sales of three-acre lots with 30-year-old, 3,000-square-foot offices buildings in Fairfax subject to extensive parking easements containing an emergency spillway for a lake the size of Lake Newport. Are there even a dozen such parcels in Fairfax?
I do know that there are 19 million square feet of vacant office space in Fairfax, which would suggest a very low value on a 30-year-old building of 3,000 square feet. Maybe that high level of vacancy should suggest that even $1.2 million is too high a price.
Not one candidate at the forum mentioned how much of RA’s budget would be devoted to debt service on the loan for this albatross and diverted away from camps and pool maintenance. Not one offered that they had personally inspected the inside of this derelict to determine if $250,000 would be enough to satisfy ADA requirements and correct 30+ years of wear and tear. Not one had seen a construction estimate. Not one mentioned that 60-80 percent of the three acres is paved for a parking lot or covered by building.
They were all deathly afraid the property might be redeveloped. Exactly what it could be redeveloped was left to the fervent imagination of the audience. The fact that it’s been available for resale for a decade ought to staunch the nightmares of the innocent. The parking easement held by RA ought to be a source of comfort to the wobbly-kneed. Read More
