The County, via its proposed zoning density increases, and developers are already planning for Reston’s Village Centers to become nearly two to three times as densely populated as Arlington County’s major Ballston Transit Station Area (TSA).
The result is astounding given that Ballston is rightly a high-density mixed-use transit-oriented development area served by two Metro lines while Reston’s Village Centers are nowhere near Metro. Moreover, the recent year-long Reston transportation development effort (RNAG) revealed that Fairfax County explicitly doesn’t plan to enhance local bus transit to serve the Village Centers or our TSAs.
Fairfax County data and US Census 2010 data for Ballston show that, with the exception of Lake Anne Village Center, where a redevelopment plan is already in place, the number of dwelling units (homes) per acre will potentially be at least twice as dense as in Ballston. Moreover, because Fairfax County anticipates a fraction more people in each household, the potential number of residents per acre runs better than two and one-half times that experienced in Ballston.
At the risk of repeating ourselves, Reston’s Village Centers are intended to be neighborhood-serving gathering places. They are not meant to be transit station areas without the “transit.” According to US Census data, Ballston is the most populous area in Arlington County and the fourth most densely populated (people per acre). The notion that TSA residential densities should be applied in Reston’s Village Centers is preposterous and contradicts everything that the Reston Master Plan says about their development.
The current Reston Master Plan calls for the following in any Village Center redevelopment: “Enhance Village Centers as vibrant neighborhood gathering places; advance excellence in site design and architecture; strengthen connectivity and mobility; [and] protect and respect the surrounding residential neighborhoods.”
Any notion that residential density in excess of 100 people per acre is consistent with these objectives is ludicrous.
If you don’t want your neighborhood Village Center to be blown up and replaced with one or more 12- to 14-story high-rise apartments or condos, please come to the community meeting on the Reston PRC zoning ordinance on Monday at South Lakes High School. Bring your friends and your children for a major civics lesson on local government. Learn, question, and challenge what you hear. It is our Reston and we must act to protect it by showing our revulsion with this absurd zoning ordinance proposal.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Restonians turned out in droves two weeks ago for a County-organized community meeting on its proposed Reston PRC zoning ordinance amendment. The essence of the proposed language change is to increase the cap on Reston’s population from 13 to 16 people per acre, but that ignores several other factors including station area development, affordable housing and “bonus” market rate housing for developers. The crowd was so large that Supervisor Hudgins was forced to cancel the meeting. Those hundreds of people were there because, contrary to what the County keeps telling the community, the proposed zoning change opens the door for an overall tripling of Reston’s population.
But that is only part of the story.
An important element of the zoning amendment proposal is the residential development it would not only allow, but is already planned, in our Village Centers. The Village Centers–North Point, Lake Anne, South Lakes, and Hunters Woods–are currently our neighborhood shopping centers and intended to be “neighborhood gathering places” in Bob Simon’s vision. They are where we buy our groceries, purchase our prescriptions, dine out in locally-owned restaurants, and meet many of our other family needs.
Here is what the Reston Master Plan has to say about the role of our Village Centers:
The general vision for Reston’s Village Centers addresses the fundamental elements necessary for any Village Center to achieve the desired goal of becoming a vibrant community gathering space. The Village Center general vision is an elaboration of the Reston Vision and Planning Principles. Recognizing that each Village Center faces unique circumstances, redevelopment proposals should take advantage of this to creatively interpret the general vision to provide a unique, vibrant community gathering space:
• Enhance Village Centers as vibrant neighborhood gathering places.
• Advance excellence in site design and architecture.
• Strengthen connectivity and mobility.
• Protect and respect the surrounding residential neighborhoods. . . .
(The) Central Public Plaza should (h)ighlight the Village Centers as neighborhood scale gathering places, in contrast to the regional scale gathering places in the Town Center or the community scale gathering places in the other TSAs.
In short, our Village Centers are meant to be our hyper-local “gathering places” to live, work, and play with our families, friends, and neighbors. Nothing in the whole section of the Comprehensive Plan on Reston’s Village Centers suggests they should be anything other than neighborhood serving and, indeed, the plan suggests the opposite.
But that is not what the proposed Reston PRC zoning ordinance would allow and, indeed, what is already being planned according to the County’s data. The county’s table of proposed redevelopment sites, which provides the county’s justification for raising the population cap, projects huge increases in dwelling units and population that are totally out of character and will overwhelm North and South Reston.
Approval of the PRC zoning amendment to raise the population cap to accommodate such growth will allow developers to add nearly 13,000 residents to our Village Centers, including new affordable and bonus market rate housing that could be added under the county’s rules but is not included in the county’s table. In the worst case example, North Point Village Center, the PRC re-zoning proposal shows a potential twelve-fold increase in dwelling units (DUs), an increase of nearly 1,700 DUs and 3,600 residents. At the low end of the spectrum is Lake Anne Village Center whose redevelopment plan has already been approved with a near tripling of the number of residents to more than 2,600. Across Reston’s four Village Centers, population would be allowed to nearly quintuple.
Another way to look at this planned increase in our Village Center population is through the County’s official PRC metric: dwelling units per acre (DU/A). Here’s the potential development if the PRC zoning ordinance is amended:
- South Lakes Village Center will see a quintupling of density to 72 DU/A.
- North Point and Hunters Woods Village Centers will be close behind with residential density potentially increasing to more than 60 DU/A.
- Lake Anne Village Center, whose plan was updated in 2014, has less density at 39 DU/A–and many Restonians think that is excessive given the limited access to this lakefront Village Center.
- Overall, the average number of dwelling units per acre would increase to 61. The current average residential density in our Village Centers is 10 DU/A.
The potential increase in our Village Centers’ density under the proposed Reston PRC zoning amendment would destroy them as “neighborhood scale gathering places.” Instead they would become four more Reston Town Centers in a community that already has one.
If redevelopment of our Village Center is not constrained to “neighborhood scale,” the implications of the proposed residential redevelopment are obvious, astounding, and consistent with all that we have said earlier. Streets will be clogged (even with County nods to transit, bikes, and walking), nearby elementary schools will be jammed, open space will increasingly be overcrowded since the County is doing little to assure its protection, the air we breathe will be more polluted, etc. And, of course, the County has made absolutely no commitment to the concurrent development of needed infrastructure and amenities, even those called for in its own policies. To the contrary, it appears to shirking its responsibilities to Restonians, disregarding its own infrastructure policies and standards, and ignoring the spending that goes with providing these improvements.
Our Village Centers are a cherished element of Bob Simon’s vision for our planned community, serving neighborhoods across Reston. If we let the county cram this Reston PRC zoning proposal down our throats and let the village centers be redeveloped at the county’s proposed levels, we will soon be overrun by development undercutting Simon’s vision in our Village Centers and elsewhere.
Before any action occurs on the county’s proposed population cap increase, the county must reexamine its plans for runaway growth in the village centers, and throughout Reston. The Board of Supervisors should refuse to even authorize the population cap review until county staff reduces planned growth levels to realistic levels. Only then can the county properly evaluate the need for a population cap increase, and select a more appropriate level, if any.
We need all Restonians to step up and tell the County, and Supervisor Hudgins’ in particular, that its Reston PRC zoning plans are totally unacceptable. Your best chance to do so will be at the community meeting held by Supervisor Hudgins at South Lakes High School cafeteria on Monday, Oct. 23, 2017, at 7 p.m.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Restonians once again face the threat of a massive change in one of its key zoning ordinances — the Reston PRC (Planned Residential Community) — on the basis of knowingly faulty arithmetic. You need to understand what that is.
The key change in the Reston PRC zoning ordinance calls for lifting the population “cap” on the number of persons per acre living in the zoning district from 13 to 16. With 6,245.8 acres in the Reston PRC (which excludes most of the station areas), that means lifting the PRC population “cap” from 81,195 to 99,933 people.
That seems to be just 18,738 added people. What could be wrong with that? Certainly we can manage the impact of about 9,000 more homes (“dwelling units” — DUs — in planning parlance), all in multi-family “elevator” apartments and condos with households averaging 2.1 people.
Let’s count the ways.
First, the County provided a clue to its funny counting in a footnote in its several presentations to the community (p. 14) on the proposed Reston PRC zoning change. With a small asterisk after the column on Reston’s current and approved DUs, it states that this total “(e)xcludes affordable housing bonus units per Z.O.” What? Bonus dwelling units for providing affordable housing may be as high as 20 percent for meeting the one-for-one bonus arrangement ranging from 12 percent to 20 percent. So add up to 20 percent to Reston’s population potential.
Second, an obscure passage in the PRC zoning ordinance discloses that the affordable housing itself does not count toward the population “cap” according to the PRC zoning ordinance (Article 6-308) and the County’s housing policy plan. The last paragraph on “maximum density” in the PRC ordinance ends with this: “(The preceding restrictions on density) shall not apply to affordable and market rate dwelling units which comprise the increased density pursuant to Part 8 of Article 2 (which sets standards for the Affordable Dwelling Unit Program) …” We welcome the housing diversity, but we think the people living in that 12.5 percent to 20 percent workforce housing should count and the infrastructure and amenities required for them should be in the County’s plans. That’s another potential 20 percent added to our total population.
Between not counting workforce dwelling units and the bonus density they allow, the nominal 99,933 population cap under the County’s proposed 16 persons per acre in the Reston PRC potentially becomes 139,906 souls in the Reston PRC district, a nearly 40,000-person increase over the nominal cap and nearly 80,000 more people than live in all Reston now.
And then, third, there is the elephant in the room: The County’s current discussion about the Reston PRC change has excluded any reference to the Reston Master Plan’s potential development of 44,000 DUs in Reston’s transit station areas (Figure 35, p. 103), most of which is outside the PRC-zoned area. Based on a County count of existing, approved and planned PRC development in RTC (13,772 DUs — not counting affordable and bonus units?) detailed in Reston Now two weeks ago, we can assume as many as 20,000 DUs may be built in the PRC portion of Town Center over the next 40 years. That leaves 24,000 DUs — about 50,000 people — to be added elsewhere in Reston’s station areas. So add another 50,000 people to Reston’s population — not counting the workforce housing and bonus development that goes with it.
Fourth and finally, on the other side of this potential growth calculation is an examination of the impact the plan would have on Reston. The Reston Master Plan (p. 102) states, “The impact analysis (for the target development under the new Reston Master Plan) assessed approximately 80 percent of the maximum zoning potential as the level of development that is likely to be realized over the planning horizon.” So, to the extent that the County has done an impact analysis on Reston (PRC and non-PRC) based on the Reston Master Plan — streets, schools, parks, environment, police, fire and rescue, and much more, it has done so on four-fifths of the potential development permitted in the PRC under a 16 persons per acre cap. That’s an impact analysis on a population of four-fifths of 99,933 or 79,946 people.
Wait a minute! That 79,946 people is fewer people than our current population cap of 81,195 at 13 persons per acre! The plan language indicates this is “the level of development that is likely to be realized,” so why do we need to add more population cap “head room?”
What Reston needs is more infrastructure to support the population we can expect under the current population cap generated by this County assessment. Given the proposed infrastructure expansions laid out in the plan, why hasn’t the County improved Reston’s infrastructure to meet its existing high-density development at 13 persons per acre? To the extent we are short in meeting County infrastructure standards at our current population cap set more than 50 years ago, what assurance do we have that the necessary improvements in infrastructure and amenities will be met for a higher cap in the next half century?
Between the prospective raising of the population cap in Reston’s PRC area and the addition of some 50,000 people (plus affordable housing and bonuses) in the station areas not covered under the PRC zoning ordinance, Reston faces the prospect of tripling of its population to about 170,000-190,000 people if the allowable development is completed. At the same time, the County has neither identified nor planned for infrastructure needs to support even half that number of Restonians.
Infrastructure implementation is an absolute void in the County’s planning for Reston. And all signs, including the shortage of concrete, funded proposals, indicate the County has no intention of expanding its infrastructure and amenities commitment to sustain, much less enhance, the quality of life in Reston at any level of increased population density.
This is a crisis in preserving Reston as a well-planned community consistent with Bob Simon’s vision a half-century ago. If we need to raise the population cap — and that’s a very big “if,” — we need to do so in a manner that assures that the infrastructure and amenities needed to meet County guidelines and community expectations are there as well. The County hasn’t even offered a hint as to how, when, where this might be accomplished nor who will pay for it.
Moreover, the County has been less than forthcoming with information about any of this. Its zoning amendment change presentations have not mentioned that affordable housing units don’t count toward the proposed cap. It hasn’t breathed a word about the tens of thousands of dwellings that will be built in the transit station areas. Its disclosure that market rate bonus dwelling units don’t count is buried in a footnote in its presentation. Efforts to obtain further information about these and related topics have been met by virtual silence from County staff — or huge bills for Freedom of Information Act responses. For a change, it would be at least useful for the County to be honest and transparent about the impact of what it is proposing.
Please come to Supervisor Hudgins’ fourth community meeting on this topic this evening (Monday, Sept. 25) at 7 p.m. at Lake Anne Elementary School wearing your bright yellow-ish T-shirt (ala Rescue Reston and Reclaim Reston) and carrying a red card — and maybe a green one too — to express your silent disapproval of what you are being told (again). Listen, comment, question and challenge what you hear. We need to protect the Reston we have built over five decades and build a better, livable, more urban Reston not driven exclusively by the excesses of developer greed or County financial bungling.
Terry Maynard, co-chairman
Reston 20/20 Commitee
This is an op/ed submitted by Terry Maynard, co-chair of the Reston 20/20 committee. It does not reflect the opinions of Reston Now.
Fairfax County’s development strategy of pursuing high-density residential development around Metro stations and other commercial centers (e.g. — Seven Corners, Lake Anne Village Center) will fail in its fundamental goal of generating large new tax revenues. This is due to the demonstrated fact that the cost of community services for residential services substantially exceeds the revenue it generates.
The need for massive new County tax revenues is driven primarily by the deteriorating fiduciary position of its four pension funds (civilian, police, uniformed, and education). At the beginning of the century, all four funds were essentially fully funded (97 percent to 102 percent), but they have deteriorated almost continuously since then. The FY2016 County annual financial report shows a $4.7 billion funding shortfall despite the quadrupling of County (and additional employee) contributions since 2000. That represents about a one-quarter shortfall in required funding across the four funds. This growing shortfall is why Moody’s issued a warning on the County’s AAA bond rating several years ago and the County made a commitment then to reach 90 percent funding by 2025. One obvious approach to addressing such a shortfall is to dramatically increase development that creates new taxable value. From Reston’s perspective, this has taken the form of two County zoning initiatives linked to the revised Reston Master Plan:
- The passage last year of an amendment to the PDC/PRM (Planned Development Commercial/Planned Residential Mixed-Use) zoning ordinances to increase the allowable density from FAR 3.5 to FAR 5.0. From a Reston perspective, this primarily affects the Herndon-Monroe and Wiehle station areas as well as the southern half of Reston Town Center. The zoning ordinance also covers Commercial Revitalization Areas (CRAs), including Lake Anne Village Center. The two ordinances focus on commercial and residential mixed-use development respectively, and the residential-focused PRM would allow up to as many as 200 dwelling units per acre (DU/AC) at FAR 5.0. No place in the Washington metropolitan area has that much density.
- The recently proposed amendment to the Reston PRC (Planned Residential Community) which would increase the community-wide population density from 13 to 16 people per acre, about 21,000 people. More importantly, it places no limits (except Board discretion) on the number of DU/AC in “high density” development areas. This includes the Town Center north of the toll road and Ridge Heights to the south. Making the matter worse, the Reston plan was amended behind closed doors (not by the Reston planning task force) to eliminate any limits on high density multi-family development. Currently, the limit is 50 DU/AC.
Aside from the many reasons Restonians do not want the intensity of residential development allowed in Reston, there is one vital reason for the County not to want to pursue this ultra high-density residential development strategy: The cost of community services (COCS) for residential development — especially high-density development — exceeds the tax revenues it generates. Residents require schools, streets and other transportation, parks and recreation, libraries, and much more. This is especially important in the ongoing dialogue about increasing residential density in Reston’s PRC zoned area.
Research on this issue by the US Government, private sector, and academia is extensive and it virtually all comes to this same conclusion. All these studies highlight the importance of methodology, assumptions, other values than tax revenue in development decisions, etc., but none we have discovered suggest that residential development will ever generate a net gain in tax revenues for the County.
Probably the benchmark study on COCS is an overview by the Farmland Information Center (FIC) of the American Farmland Trust in a public private partnership with the US Department of Agriculture last September. The overview records the results of analysis of the COCS by type of development in more than 150 communities, counties, etc., across dozens of states over more than two decades. The results of FIC’s studies show that, on average, for every dollar in tax revenues generated by tax revenues, the median residential development is a cost $1.16 in community services, a 16 percent loss. By contrast, commercial and industrial development costs $.30 in community services for every $1 generated in tax revenues, a better than three-fold tax revenue return for the County.
A second, academic “meta-analysis” of more than 100 communities across the country came to the same conclusion, but with slightly different results. It put the mean cost of residential services at $1.18 per dollar of tax revenue, and Commercial/Industrial and Agriculture/Open Space were also slightly less advantageous at $.44 and $.50 per dollar of tax revenue than in the FIC overview.
An additional important finding of this study is that the addition of 10,000 residents increases the residential ratio by one percent, that is, from $1.18/dollar to $1.192 per dollar. An implication of that finding is that the addition of 80,000 new residents to Reston’s station areas as planned would increase the $1.18-to-$1.00 ratio to $1.274 in community service costs for each dollar of tax revenue. Based on this study’s data, that expansion — when completed — would cost the County $50 million more per year in community services for Reston’s station areas than it would receive in tax revenues in 2017 dollars at current tax rates.
This is not the answer the County is looking for if it is trying to solve a growing long-term debt obligation problem. Its alternative options are limited, however, and would cause further deterioration of Restonians’ quality of life:
- The County could offset the losses generated by the residential development by equally massive — and tax revenue positive — commercial development. The key problem with this approach is that there is little demand for new office space in Fairfax County now as growth stagnates and office space per worker shrinks. In fact, as of last December, County data shows that the office space vacancy rate was 16.8 percent, nearly 20 million square feet of vacant space county-wide. Net office space absorption last year — new leases less new vacancies — was less than 250,000 square feet of office space out of 116 million total square feet of office space. On the other hand, the more loss-generating residential development that occurs now, the less the opportunity for tax revenue-positive future office and other commercial development.
- The County could demand substantially greater proffers from developers seeking high density development. Frankly, the County has never been very good at obtaining fair value from developers as they apply for new development, including improvements in transportation, education, parks and recreation. Moreover, with the moneyed motivation of developer interests in Richmond generating legal constraints on County proffer efforts, the County’s ability to elicit proffers is increasingly limited.
- The County could massively cut Reston’s community services and those of other County residents. This is basically what is happening in Reston, especially in the station areas, and it is leading to a major loss in the community’s quality of life. The County’s Reston plan calls for one elementary school when the planned population growth requires two elementary and one-each middle and high school. The County is not even trying to live up to its own urban parks or recreational facilities policies. And the County has lowered the acceptable standard for traffic congestion in urban areas — and still added a property tax on station area homeowners to pay for the improvements.
Yet, even if the County pursues all these avenues in one way or another as it likely will, it is not clear that it could reduce the cost of Reston’s community services below the tax revenues it generates. The more it uses these tax tools, especially dense office development and reduced community services, to offset the tax revenue losses from residential development, the more Reston will fail as a planned community focused on a high quality of life. Reston’s deterioration as a planned community, both within and beyond the station areas, may well cause residential property values — and tax revenues — to stagnate, if not decline, putting the County in an even deeper financial hole because of its massive additions of high-density residential housing.
Given the County’s current intent on pursuing much greater residential density in Reston’s station areas and beyond by amending the Reston PRC (and having already amended the PDC/PRM zoning ordinances), Restonians should make every effort at every level to prevent the County from destroying the planned community that is Reston. If nothing else, Restonians ought to highlight to the County that increasing Reston’s urban density by increasing the allowable DU/AC in the Reston PRC does not serve the County’s interests even if it serves developers.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Reston’s population is a key factor in the County’s high-speed drive to raise the density limits in our Planned Residential Community (PRC) zoning ordinance from 13 to 16 persons per acre across Reston to accommodate growth laid out in the new Reston Master Plan. It argues that Reston is at 12 persons per acre right now, including existing and approved development and we need to create more headroom for growth. Specifically, its “calculated estimate” of Reston PRC population, including approved plans but excluding affordable dwelling units, is 74,192 people.
Not even close on Reston’s current population — including the non-PRC areas of Reston.
The County was even badly wrong back in 2006 when it adjusted the zoning ordinance household factors — the average number of people living in each type of housing (single-family, townhomes, multi-family — garden and elevator). At that time it put Reston’s “calculated” PRC population at 64,227, roughly 10,000 fewer people than it calculates today.
Then reality set in.
In 2010, the US Census put Reston’s population at 58,404 in 25,304 occupied dwelling units, including such non-PRC areas as Deepwood and much of the Reston station area corridor. That’s a population density of 9.4 persons per acre of Reston PRC, nearly 40 percent below the current density limit of 13 persons per acre –hardly a driver for raising the overall population density ceiling.
The American Community Survey, the US Census’ official mid-decade estimate of population and other data, then put Reston’s population at 60,112 in 2015. Other unofficial sources tend to have even lower estimates of Reston’s population.
So why is the County claiming the much larger “population calculation” of 74,192 people in the PRC, which is most, but not all, of Reston?
The key reason is that the County includes the population of developments that have been approved, but not yet built. In fact, many approved proposals have been on the books for a decade or more, including Colts Neck independent living (former Hunters Woods United Christian Parish now under construction), Reston Excelsior Oracle and Boston Properties Property #16 (under construction).
Spectrum Center is a major example. The Board gave final approval to this redevelopment in January 2013, but the developer — Lerner Enterprises — said then that redevelopment may not take place for many years, even decades. Indeed, the strip mall from Staples to Not Your Average Joe’s is still operating at capacity. Among other features, the redeveloped Spectrum Center is approved to include more than 1,400 dwelling units (almost 3,000 people).
So while we can say with some confidence that Reston’s actual overall population now is about 57,000-63,000, where would the Reston Master Plan, the proposed PRC zoning ordinance, and the other zoning ordinances that cover most of Reston’s station areas take Reston’s population?
The County’s “maximum buildout estimate” for the PRC under its proposed zoning amendment is 102,819 people in the Reston PRC decades in the future. By the County’s calculation, that is achieved by adding 21,489 dwelling units (about 45,000 people) to the Reston PRC.
For the most part, the portion of Town Center station area south of the toll road and the remainder of Reston’s station areas are not governed by PRC zoning. They are generally governed by the PDC or PRM zoning ordinances, both of which had major increases in allowable residential and commercial density approved last year by the Board of Supervisors. They will not constrain development at all.
But how much residential development does the County anticipate will occur in these non-PRC areas of the corridor as a result of these zoning ordinances and the Reston Master Plan?
A February 22, 2016, County staff briefing points to the Reston plan permitting the addition of 38,140 dwelling units to the 2010 total of 5,860 DUs across all Reston’s station areas, including the Town Center PRC. Assuming that 85 percent of the PRC development occurs in the Town Center station area as stated by the County (10 percent in the village centers, 5 percent elsewhere), that means the remaining station area residential growth has the authority to add 19,900 dwelling units, a potential addition of 41,700 residents there.
Putting together the County’s projection for future Reston PRC population (102,819), future Reston station area population growth beyond the PRC (41,700), and including the balance of the Reston CDP not in either of the above (roughly 1,000 people), Reston’s total buildout population capacity potential would reach 145,500 people under the proposed zoning ordinance and the overall Reston plan. That’s nearly two and one-half times our current population.
Zoning’s Residential Impact
Do we need that much additional residential capacity?
Not by any stretch of the imagination. County population has grown about one and one-quarter percent per year since 1990 and less than one percent per year since 2000. The slow growth is partly because the County already has so many people and adding a few thousand in a year has little impact. The other key reason is the reduced level of federal employment and contract growth despite the post-9/11 surge and the 2010 economic stimulus. Still, the County forecasts a 0.7 percent per year growth rate for itself over the next three decades, which we assume will extend to four decades.
Over the same quarter century historic timeframe, Reston’s population has grown 0.9 percent per year and a slightly smaller 0.8 percent over the last decade and a half. With Metrorail positioning Reston to be one of the growth hot spots in the County, we can reasonably expect a robust growth rate in our community of one and a quarter percent per year — more than half again as high as the County as a whole. Even at that high growth rate, Reston’s total population is unlikely to reach 99,000 over the next four decades.
Looking at this through the narrower lens of the proposed Reston PRC zoning change shows how preposterous the County’s proposal is in the face of this growth estimate. Using a current Reston total population range around the Census estimate of about 57,000-63,000 people, we estimate about 95 percent of Reston’s current population is in the Reston PRC zoned area. That’s about 54,000-57,000 people now within the Reston PRC — the vast majority in our suburban neighborhoods.
Assuming that Reston’s PRC growth share remains constant with total growth (mostly the rest of the station areas), Reston’s PRC population growth over the next four decades is likely to be about 20,000 people, not the 40,000 increase projected by the County. That’s about 82,000 people, 20,000 short of the County’s forecast for the PRC.
Even under the most favorable of growth circumstances, the preceding suggests it will take a half-century for the Reston PRC to reach the population density cap proposed by the County. What is equally clear is that the bulk of residential development will be in the non-PRC Reston station areas that already tolerate high residential and other growth.
So what’s the County’s rush to increase the population cap on the Reston PRC now?
This question is especially pertinent since the County has done virtually nothing about providing the infrastructure and amenities required to meet that population in Reston. We are talking about transportation; schools; parks, recreation and open spaces; police, fire and emergency services; a major public library; a performing arts center at a Metro station; and environmental impacts including air, storm water and noise.
Also, the proposed zoning amendment and specifics with the Reston Master Plan totally ignore Reston’s vision and planning principles as laid out in the plan. This includes providing architectural excellence, sustainability and green technology, infrastructure phased with development(!), strengthening connectivity and mobility; and high quality public open spaces. To date, in the rush to build along the corridor, all of these principles have been ignored by developers and the County despite zoning requirements that development must adhere to the Reston plan.
So, if you care about Reston’s future development, its size, its character, its impact and other considerations, please be sure to attend the third and final community-focused meeting on the proposed Reston PRC zoning amendment Wednesday at 7 p.m. at Lake Anne Elementary School. Listen to the County presentation, ask questions, and tell them what you think about the proposal and their abysmal failure, so far, to consider any of the implications for our community of their proposed actions.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Last Wednesday evening may have seen a watershed moment in Reston’s development, as about 150 residents confronted the County’s planning staff and Supervisor Cathy Hudgins at a community meeting on the Board of Supervisors plan that, in addition to other changes, would eliminate any limit on the density of residential redevelopment in Reston Town Center under the Reston Planned Residential Community (PRC) zoning ordinance’s “high” density area category, as long as those plans were consistent with the Reston Master Plan.
Power unchecked is power abused. That is what Reston is looking at with the Board’s Reston PRC zoning proposal.
Moreover, increasing the zoned density of any property in Virginia creates a “by right” authority for developers to build at that density. It cannot be revoked by the Board, even if experience shows the density is excessive.
High density is a gift to developers that often costs residents increased taxes (such as the new station area Transportation Service District tax), traffic congestion, school crowding, environmental deterioration; reduced livability from overtaxed open space, park facilities and libraries; and greater demands on police, fire and emergency services.
A more specific look at the implications for Reston Planned Residential Community (PRC) areas of Reston Town Center as shown in the enclosed map highlights where those changes would occur. The PRC zoning area subject to this zoning amendment proposal includes virtually all of Reston Town Center north of the toll road, and the Reston Heights — Westin Hotel — area of the Town Center station area south of the toll road.
The Reston Town Center area of the zoning code does not explicitly use the high/medium/low residential designation used in the suburban areas. Instead, the PRC land use map calls for them to be related to transit station area mixed-use. Nonetheless, the “high” density limit of 50 DU/A has been used as the upper limit in RTC. Moreover, the Reston plan that theoretically limits development generally identifies “target” residential goals for each of the districts and subdistricts within the Town Center.
Only one of these districts with an explicit “target” number of DUs proposes an overall density greater than the existing “high” density limit the Reston PRC. That’s the area immediately next to the Metro station on the north side, where the plan’s “target” residential density would lead to 88 DU/A, with 2,600 units as laid out as a target in the plan.
Then there are two areas that don’t have a “target” number of DUs.
The first of these two exceptions is Town Center North, basically the area from Baron Cameron to New Dominion Parkway. The plan calls for a “minimum” of 1,000 DUs in this area — not a target number. At that minimum, there would be 50 DU/A in Town Center North, which is the current maximum allowed under the PRC zoning ordinance in “high” density areas. No need for zoning increase here.
Given that Town Center North is well beyond the 1/2-mile radius from the Metro station defined globally and in County policy as the distance defining transit-oriented development (TOD) — basically, the limit people will walk to a rail transit station — and its higher densities, we see no reason why the residential density in this district should exceed that plan minimum.
The other exception is the “urban core mixed-use” area of Town Center — from New Dominion Parkway to the W&OD Trail –largely owned by Boston Properties. And it’s a huge one. Here’s what the Reston Master Plan says about residential development there: “Residential uses do not have a maximum density.“
What? The Reston Master Plan Task Force report made no such recommendation, saying only that the urban core needed to be extended to the station and should be the densest area in Reston, which is generally appropriate. Not even the task force’s totally developer-dominated Town Center Sub-Committee (including a Boston Properties representative) made that recommendation. So, no, the task force never saw this language. It was entered by the County when the revised plan proposal went to the Planning Commission, no doubt with the encouragement of Boston Properties.
Wow! Between a zoning change proposal that eliminates County constraints on residential density in Reston PRC and a Reston plan that also erases any maximum density in the Town Center core, we could have many thousands of added DUs in Town Center developed by Boston Properties and other developers.
What could possibly go wrong with that???
What a gift to developers without a single consideration of the important and extensive negative consequences for the community. This zoning proposal (and the behind-the-back plan change that permits it) is an outrage to the concept of Reston as a planned community, much less a reasonable approach to appropriate development Reston’s station areas. It is basically a rejection of urban planning.
Please join the community in saying “NO” to this outrageous Reston PRC zoning ordinance amendment. Your first opportunity to do so is at Monday’s Reston Planning and Zoning (RP&Z) Committee meeting at 7:30 p.m. in the North County Government Center, where the County will present its proposal for the committee’s consideration.
Given the outrage expressed by the community at last week’s community, Supervisor Hudgins has also scheduled another community meeting on May 24, 7 p.m., at Lake Anne Elementary School to further explain, rationalize, deflect and defuse the entirely appropriate community uproar over this disgraceful proposal.
Be there. Tell your supervisor and the County staff what you think of this zoning proposal. If we don’t, we will further lose the life we have in Reston and the community vision Bob Simon planned for us.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Our County Board of Supervisors, led by Chairman Sharon Bulova, is in the process of overbuilding and underserving residents in Reston and across the county. The result will be the eroding livability of Reston and other county areas facing urbanization.
And this is being accomplished by a simple arithmetical trick: Overstating the amount of space new housing and office space require to accommodate residents and workers. Very simply, county planners continue to overstate the space needed for office workers as 300 gross square feet (GSF) per worker when studies globally over nearly a decade show it is now under 200 GSF/worker and could be headed to 150 GSF/worker.
At the same time, as it started to plan for Tysons’ redevelopment nearly a decade ago, the County raised its planning assumption for the size of station area dwelling units (DUs) from 1,000 GSF/DU to 1,200 GSF/DU. Nonetheless, a County planning study for Tysons showed then (2007) that the average size of Tysons residents was 1,100 GSF, mostly in garden apartments before the recent advent of massive high-rise residential development there. Now, the average high-rise DU size is shrinking well below 1,000 GSF/DU, more than offsetting the few mid-rise and single-family attached DUs in station areas, as some recent Reston development proposals show:
- JBG/Wiehle and partners plan for 1,300-1,500 residential units in 1.2 million GSF of development in two 5-story buildings, or 800-925 GSF/DU;
- Golf Course Plaza proposes 413 DUs in a 392,600 GSF multi-family building or 950 GSF/DU, also in 5-story structures;
- Faraday’s proposes redeveloping the area just south of Wiehle Station with up to 500 apartments in two buildings with about 487,000 GSF of residential space that will reach about 975 GSF/DU according to its plan submission.
- Lerner Enterprises is planning a 457-“luxury apartment” complex called Excelsior Park with average unit size at about 1,050 GSF in 423,587 rentable square feet (RBA), which equates to 481,350 GSF.
That’s nearly 3,000 DUs, including luxury apartments, whose average GSF is about 925 GSF/DU — nowhere near the County’s assumed size of 1,200 GSF/DU — and suggesting the number of future residents and DUs in Reston’s station areas will be nearly one-third greater than planned under existing allowable densities. This is consistent with national data: A study of apartment sizes over the last decade shows that their average size has shrunk — not expanded — from 1,015 square feet to 934 square feet.
The impact is straightforward: The resulting planned densities (total GSF of development divided by the square footage of the lot on which it sits) will allow half-again as many office workers and 28 percent more residential units than the County plan officially intends. Yet developers and the County are only planning to provide services — improved roads, schools and parks, and more — based on the lower count envisioned in the plan. The result will be reduced services and higher taxes.
So what does that mean for “real people?” Based on GSF information provided by FCDOT to the Supervisors serving as the Board Transportation Committee, the current Reston station area plan offers the potential for 76,280 added residents (at 2.0 residents/DU) and 29,059 added office worker jobs (at 300GSF/worker) in the next four decades.
If instead of using the County’s faulty planning assumptions, we use real world experience, we can anticipate that the allowable development could result in an addition of 101,492 total residents in 50,746 DUs and 78,559 office workers, including retrofitted office buildings, market conditions permitting. More specifically, it suggests an order of magnitude explosion in residents (11,720 in 2010 vs. 113,212 then) and more than twice as many office employees (69,941 in 2010 vs. 148,500 then) in Reston’s station areas. Overall, Reston can expect twice as many people living and working in the station areas as is anticipated by the Reston plan.
Let’s take a look at some areas where this will affect Restonians and others similarly affected by these false development assumptions.
TRAFFIC: We are near the end of the painful two-year RNAG experience, a truly dysfunctional FCDOT-managed, Board initiative based on false assumptions about an alleged “funding gap,” to address the worsening traffic conditions that will come with the urbanization of Reston’s station areas. Already the County has reduced the standard for intersection traffic service levels to a new “urban standard” in which “unstable flow, operating at capacity” is good enough, and Reston’s station area streets don’t have to try to meet community needs for traffic from, to, and especially through the station areas, including Dulles Toll Road users.
In doing its planning, FCDOT has been using the forecast employment and residential data it says area in the Reston Master Plan. Unfortunately, instead of 41,455 added people, the increase is likely to be 90,955 people — some 63.5 percent greater than what FCDOT is planning.
We all know the two major consequences of that result: Worse traffic congestion for Restonians driving near the station areas and ever higher Transportation Service District (TSD) taxes on the residents of the station areas.
SCHOOLS: There may be no single issue of greater concern to Reston families (and those countywide) than the availability of quality public school education for their children. Like traffic, the quality of our children’s education is likely to erode because of the County’s insistence on unrealistic population forecasts that under-estimate the need for classroom capacity.
Using data in a 2012 FCPS letter to the County’s Planning Department regarding the future of Reston schools, we can update FCPS’ forecast of the number of students in the decades ahead. This requires, first, updating the understated population from Scenario “G” prepared for the Reston planning task force to the plan’s expectations and then updating that to our estimate of future Reston station area population. The result more than doubles the number of dwelling units (and, therefore, the number of students) in station area schools — from 24,559 in Scenario “G” to 56,606 in our forecast.
Applying FCPS’ planning parameters for student yield ratios and mixes laid out in that letter, we calculate that Reston can expect about 6,700 new students from the station areas to be added to the 11,000 students now in all Reston’s schools over the next four decades. That’s about:
- 3,700 elementary school kids (about five average-sized Reston elementary schools),
- 1,000 middle schoolers (about the enrollment at Langston Hughes), and
- 2,000 high schoolers (nearly South Lakes’ enrollment).
The current Reston Master Plan falls far short of meeting those needs. It calls for the building of two elementary schools — one near USGS and one in Town Center North — and the addition of a middle and high school in western Fairfax County to accommodate Reston’s and other area growth over the next 20-30 years.
PARKS: The County’s Urban Parks Framework and the Countywide Adopted Service Level Standards for Athletic Fields establish guidance for park size and recreational facilities. Suffice it to say that the Reston plan does not remotely try to achieve the guidance laid out in these documents based on the County’s faulty assumptions, much less our adjusted estimate of future population and employment growth.
The prospective population and employment totals should mean the availability of more than 187 acres of parks within 1/2-mile of the Metro stations under the Urban Parks Framework. That’s about 1/8 of Reston’s total station area. Given preliminary notions of additional mid-sized parks in north and south Town Center plus one in the Wiehle station area, we think it may be possible to reach 90 acres of public and private parks in Reston’s station areas four decades from now. Bottom line: Reston’s station areas will have fewer park acres per capita than Manhattan does now.
The County master plan also sets as “a goal” the construction of 12 ballfields at 2.2 million GFA (50 acres) in Reston’s station areas, and a minimum of three. Yet the County’s population-based facilities guideline for the 113,212 people who our adjusted plan suggest may live in the station areas calls for 35 ballfields, nearly triple the plan’s most optimistic “goal” and an order of magnitude greater than its meager minimum objective for Reston.
Aside from the impact on livability and total disregard for Reston planning principles, the ruinous shortage of open space, parks and recreational facilities in the station areas will almost certainly see RA’s facilities overrun with non-RA members no matter what the price for non-member use.
But the Board of Supervisors doesn’t care. The more development there is, the more property tax revenues it generates, and the more the Board can spend without raising those tax rates or adding new taxes on voters. Even so, however, we’ve just seen the Board add the TSD tax on Reston’s station area residents essentially because it can get away with it. It is certainly unjustified as we’ve commented here before. Will they also be taxed to provide schools or parks to meet the explosive growth?
What you need to know is that, like the new Reston station area TSD tax, Restonians (and others) are being misled by their Board and the County staff on the scope of County urbanization plans and their tremendously adverse and virtually immutable impact on our community, including your quality of life. We all will continue to be misled until we replace this cabal with responsible and responsive leaders and staffers of integrity.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Community group Reston 20/20 is calling for an independent committee of RA members to be formed to delve deeper into the circumstances surround Reston Association’s controversial Tetra/Lake House deal.
According to Reston 20/20’s recommendation, the committee should be formed after the board’s elections have completed in April. At that time, four new members will join the nine-person board.
“In light of the fact that the current Board majority was immersed in all the events described here and in StoneTurn’s report, it has no credibility in conducting any further actions on Tetra,” said Terry Maynard, co-chair of Reston 20/20. “The new RA Board, installed next month with a majority not involved in Tetra, should tackle the issues we raise here and any others it finds in a deep dive effort by a committee of Restonians.”
The majority of which Maynard speaks will be made up of the four new members plus director Sherri Hebert (Lake Anne/Tall Oaks District) who was elected in 2016, following the conclusion of the transaction and renovations. Hebert has also recently called for more community involvement in the analysis of the report. (Two other continuing board members, Julie Bitzer and Ray Wedell, were elected in April 2015 — after the purchase proposal had been drawn up and scheduled for referendum, which passed with 53 percent of the vote in May 2015.)
In its analysis, Reston 20/20 says StoneTurn’s report provides “important new information on the timeline of actions leading to the excessive price paid for the property and its huge repair costs,” which it says is “a vital first step in understanding fully what transpired in this unfortunate venture for RA and its members.” The analysis goes on to ask numerous followup questions, many related to personal responsibility for decisions made during the process, including:
- “Did RA agree on the price prior to Board approval in January 2015? If so, why? Who made that decision and why?”
- “Who altered the appraisal instructions to assume Tetra was in good repair and the hypothetical restaurant use was large and extended into the lake?”
- “Why wasn’t conflict of interest specifically discussed in the StoneTurn report?”
Reston 20/20 says it wants the citizens’ committee to have “unlimited access to all RA records relating to Tetra; the authority to interview RA employees, contractors and others with possible knowledge about Tetra; and the authority to request records from contractors who worked [with] RA on the Tetra purchase and renovation.”
A group of Reston Association members, working under the name Mediaworld Ventures LLC, had been selected in September 2016 by the Board of Directors to complete a review of the purchase and cost overrun at a cost of $1. The parties could not agree on the terms of a contract, however, and negotiations were terminated in January. The board agreed later that month to have StoneTurn complete the review at a cost of $45,000.
StoneTurn’s review provided 15 recommendations to the RA board for how to avoid a similar situation from happening in the future. Reston 20/20 members say without rooting out more specifics of the transaction, changes to procedure may have minimal effect.
“We believe it is vital to understand the full details of what transpired, including identifying any violations of policy, procedure or the law and the persons involved in those activities. If we do not dig out these details, RA runs a serious risk of repeating many of the same errors in the future no matter what process changes are added.”
The RA Board of Directors has a special meeting scheduled for Tuesday at 6:30 p.m. (weather-permitting) to discuss the results of StoneTurn’s report and the recommendations for the board that were provided within.
Hunter Mill District Supervisor Cathy Hudgins led off her newsletter this month with a two-page article on “misinformation” concerning the proposed Reston Tax Service District (TSD) for homeowners and businesses along the Dulles Corridor, the so-called Reston transit station areas. So far as we know, no one has provided misinformation on the road tax, including Reston 20/20.
What Reston 20/20 has done — and will continue to do — is highlight the vast quantity of vital information about the proposed Reston road tax that neither Supervisor Hudgins nor FCDOT have been willing to acknowledge because, of course, it undermines the validity of having such a tax. Let’s take a quick look.
First, the foundation argument for a Reston road tax is that there is a $350 million gap over the 40-year period of planned station area expansion — less than $9 million per year — in road funding that can absolutely only be filled by another singular tax on Restonians. Supervisor Hudgins doesn’t even mention the “funding gap” in her missive, almost certainly because she knows there isn’t one. The “funding gap” was created by FCDOT to justify creating an added County tax revenue stream (at the Board of Supervisors’ direction) solely on Restonians.
The so-called “funding gap” is the result of a series of FCDOT assumptions about transportation funding that are a fantasy, plain and simple. [This was addressed in an earlier op/ed.]
That’s all not mentioned, much less explained, in Supervisor Hudgins’ letter. And some things mentioned there are less than “the truth, the whole truth, and nothing but the truth.” Some example, her letter states, “To accommodate traffic pattern changes, reduce congestion, move traffic efficiently, and provide convenient connections to transit stations, multi-modal transportation improvements were proposed.” That statement alone is loaded with fallacies.
- Well, yes, multi-modal improvements were proposed in the revised Reston master plan, but the ongoing County transportation proposal addresses only street improvements. Nary a word about more buses, better bike access, improved pedestrian movements, etc. In fact, to the contrary, FCDOT Chief Biesiadny has stated on multiple occasions that no added bus service is required, just a re-jiggering of current routes. Yet, the plan calls for 76,000 new residents and 41,000 new jobs; a total potential of 211,000 people living and working in Reston’s station areas. But no new bus service is needed? Preposterous! And you know that the proposed Reston station area tax will be increased to finance that obviously needed new bus service.
- And, no, the planned street improvements will neither “reduce congestion” nor “move traffic efficiently.” To the contrary, by County policy intent, the goal is to increase congestion by lowering the acceptable level of service for traffic under the County’s new “urban standard.” Yes, you can expect to wait at least an extra half-minute or more at every already gridlocked intersection in Reston’s station areas as this “urban standard” is implemented.
In fact, proceeds from the County’s Reston road tax proposal will be primarily used (87 percent) to finance the construction of the so-called “grid of streets.” This grid is not being built to “reduce congestion” or “move traffic efficiently”; it being built to improve the profitability of the development of the adjoining properties. In fact, the specific grid streets to be financed by Restonians road tax are primarily those streets at the east and west periphery of the station areas, areas that could not be profitably developed without a public tax subsidy. From your pocket to developer profits.
Moreover, the fact that these streets will be built and the areas developed will mean more, not less congestion, in the station areas. For what it’s worth, not even the developers in Tysons are having the “grid of streets” subsidized by taxes on residents; they will be building all of them there out of their own pockets. Yet somehow Supervisor Hudgins and FCDOT don’t mention any of this. No need to fully inform Restonians, they must think.
And two bits of seeming relative good news in Supervisor Hudgins’ commentary are less than they appear.
- First, there is the seemingly low impact of the $.021/$100 valuation impact of the proposed TSD tax on station area homeowners’ tax bill, for example, $105 per year on a half-million dollar property. Sounds OK, but it fails to acknowledge: The tax is based on 2016 dollars and will triple over 40 years at three percent inflation, totally ignores any property appreciation above inflation, fails to mention that the Board can raise the tax rate at any time — as it has already done on a similar tax in Tysons, and assumes construction costs will not exceed inflation. So, no, it will cost much more than Supervisor Hudgins’ letter says.
- Second, Supervisor Hudgins states that there is a new “sunset” provision in the proposed tax without specifying the details. The implication is that the road tax would be used only for construction, not the indefinite maintenance of the streets and intersections. That’s a positive change, but — like the tax rate and adding needed bus service — can be undone by the Board with a simple vote anytime in the future.
So “cui bono?” Who benefits? By our estimate based on an analysis of Boston Properties’ annual report, developers in Reston’s station areas stand to earn $45 billion over the next four decades in 2016 dollars, roughly double that in future dollars, from fulfilling the Reston master plan. And, as stated above, the County stands to receive $11 billion in property tax revenues at current tax rates in 2016 dollars over the same period.
And station area residents? They get a larger property tax bill every year and increased congestion.
What could be wrong with that?
As the late radio commentator Paul Harvey (for those of you old enough to recall) would say, “And now you know the rest of the story.” So you can accept Supervisor Hudgins’ Tetra-esque one-sided sales promotion or you can consider the proposed Reston road tax in the context of this more complete picture. If you believe, as we do, that the TSD road tax is little more than a fraud, please do any or all of the following:
- Join the more than 200 others who have signed Reston 20/20’s petition to stop the Reston TSD tax which we will submit to Chairman Bulova and the Board of Supervisors before the upcoming public hearing on the Reston road tax proposal.
- Share with Supervisor Hudgins your concerns about the proposed Reston road tax by any means you choose — email, telephone, letter, social media, whatever.
- Take the time to attend and even testify at the public hearing at the Government Center on Feb. 28.
There is no good reason that Reston station area homeowners, current or future, should subsidize developer profits or bolster County coffers for basic public infrastructure requirements. Next they will be taxed for schools, parks and more. Tell Supervisor Hudgins and the Board of Supervisors you oppose this misguided and ill-conceived Reston TSD road tax proposal.
Terry Maynard, Co-Chair
Reston 20/20 Committee
By this time, most Restonians are aware of the County transportation department’s (FCDOT’s) efforts to add an additional property tax on Metro station area residents to pay an estimated $350 million for improvements in their streets to accommodate developer growth. The entire 16-month-long process to get Restonians, particularly the Restonians selected by Supervisor Cathy Hudgins to serve on the so-called Reston Network Analysis Group (RNAG), to nod “yes” to yet another Reston tax has been filled with lies and deception well worthy of our new President’s world of “alternative facts.”
We have already detailed a key Reston road tax assumption that is obviously false (p. 5): That the County cannot divert tax revenues from existing or future uses to improve Reston’s urban intersections. The County won’t even address the fact that the diversion of less than $9 million of the more than $4 billion in annual General Fund tax revenues will pay for all the roads it proposes to improve under its cost assumptions. That’s just two-tenths of one percent from current tax revenues, well less than its mid-year budget adjustment. Instead, FCDOT simply refuses to acknowledge this reality.
But there are so many other intentional, incessantly repeated mis-statements, failures to recognize certain obvious truths, and just plain poor County analysis that comprise the entire “big lie” of the need for a Reston road tax. An obvious place to start is the other side of the road improvement cost equation: The grotesquely huge profits of developers and massively increased property tax revenues of the County because of the major development that will occur in Reston’s station areas over the next four decades. Not once has FCDOT acknowledged that reality, much less used it in any analysis of how street improvements could be paid for.
Based on Boston Properties per square foot 2015 profits from continuing operations nationwide, we estimate that filling out the Reston Master Plan over the next 40 years will generate more than $45 billion in profits in 2016 dollars for Reston’s station area developers. That’s more than one billion dollars per year on average — about double that with modest inflation — most of it from the operation of existing office and residential structures. Why can’t $9 million of that more than one billion per year — less than 1 percent — be devoted to improving Reston’s urban area streets?
At the same time, the value of property in the station areas will increase at least ten-fold from $6 billion to $60 billion, and possibly as much as $90 billion, with the growth in square footage and appreciation over the next four decades if the Reston Master Plan is fulfilled. That property value will generate over $11 billion in property taxes for the County without increasing the property tax rate or adding a new Reston road tax. Certainly the County can divert three percent of that massive Reston tax revenue flow to the improvement of Reston’s streets, but you haven’t heard a word about that possibility from the County. Not once.
The County clearly does not want to tie any of this huge increase in Reston tax revenues to expenditures in Reston. Reston is just a County tax “cash cow” — as it has been for decades — to be milked for County expenditures elsewhere.
In fact, FCDOT has gone so far as to create a roadway “funding gap” out of whole cloth that it values at $350 million. The gap is merely a foil based on faulty assumptions about the availability of road funds to generate a reason for an added Reston road tax. It has no basis in the reality of available of County, regional, state, or federal tax revenues for road improvement purposes. But if you don’t have a “gap,” no matter how phony, you can’t justify a new tax. So the County made one up.
Worse is the planned use of the Reston road tax funds. About 12 percent of it ($45 million) will be used to actually improve intersections on Reston’s through streets, the streets that are already clogged with rush hour traffic.
The other 87 percent ($305 million) or so will be used to flesh out the “grid of streets.” The purpose of the “grid of streets” is to create street fronts for commercial development. They have no purpose in improving traffic flow; in fact, to the contrary, the development that will accompany them will actually add to the traffic flow burden on nearby through streets such as Reston Parkway and Wiehle Avenue, Sunrise Valley Drive and Sunset Hills Drive, used to access the rest of Reston, the Dulles Toll Road, and beyond.
Worse, almost all the streets that Reston’s road tax will be used to build are streets that would not be built in the absence of a Reston corporate welfare tax because of a lack of commercial demand. The streets financed by Restonians’ taxes will be at the extreme west and east ends of the station areas, near Centerville Road in Herndon and in the vicinity of the Reston Post office to the east. These locations are too far from any Metro station to be walkable and would not be developed at all unless paid for by the public, specifically Restonians’ tax dollars. In contrast, Tysons’ developers are paying for the entirety of the “grid of streets” there, even those well beyond walking distance to a Metro station. In short, developers will use Restonians’ corporate welfare to increase their profits with no traffic or other benefit to the community.
The entire County assertion of a need for a special Reston road tax, a so-called Tax Service District (TSD), on residents in Reston station areas is nothing more than a massive con built on fraudulent assumptions, half-baked analysis, ignored realities, and the gullibility of Restonians serving on RNAG (none of whom live in the areas to be taxed except an employee of Boston Properties), and even the Reston Association Board of Directors. In fact, the RA Board will be considering a resolution at its meeting this week to support the imposition of the Reston road tax on non-member areas of Reston so long as the rate remains constant at $.021/$100 valuation and the tax has a 40-year sundown provision. The Board of Supervisors will eliminate those proposed constraints with a dismissive wave of its hand if not at the outset, at the first sign that it might crimp its tax collection from Reston’s station areas.
It is time for Restonians, and the RA Board in particular, to quit being the sucker for County taxes imposed on Reston. We already pay an extra $.047/$100 valuation for the Reston Community Center (RCC) which is stealthily moving forward with a plan to build a large regional performing arts center in Town Center North, a mile from the nearest Metro station, and raising our RCC (STD#5) tax rate to pay for its construction and ensuing perpetual operating losses.
It is time for Reston to say not just “No,” but “Hell No” to more property taxes that go to subsidize commercial for profit ventures and county-wide spending initiatives. If a developer can’t pay a few extra dollars per year to cover the cost of the road in front of his property, they simply should not be in the development business in the highly lucrative Reston market. And if the County’s leaders can’t figure out how to do that, then they should be replaced by representatives who can. We, the people of Reston, should not be putting our money in developers’ pockets through added County taxes so they can make even more billions of dollars with no benefits for our community.
Terry Maynard, Co-Chair
Reston 20/20 Committee
Two years ago this month, under the leadership of former RA Board President Ken Kneuven, Reston’s homeowner association announced its deal with a local developer to purchase his property, the Tetra office building, for over twice its county-appraised value of $1.2 million. Thus began a long slide of Reston Association into bad governance and mismanagement.
How did this happen? We don’t know for sure, but we understand Kneuven and another former RA Board President, Rick Beyer, who lives on the shore of Lake Newport opposite the Tetra property, have been friends for some time. Beyer, who was active in supporting the RA Tetra purchase, and other Lake Newport homeowners were no doubt concerned that something untoward would happen to their view and, as a result, also their property values. It is not clear whether Beyer asked a favor from Kneuven in eliminating this risk by having RA pursue the purchase of the Tetra property, but what is clear is that after Kneuven left his RA post, he ended up working as a senior consultant in the company managed by Beyer.
As for the rest of us, RA and its Board justified paying $2.65 million in part by pointing out that a proposal had been drawn up to build a costly restaurant there twice the size of the Tetra building. RA didn’t bother to note, however, that the restaurant was never approved, nor would it have been given environmental restrictions and 14 easements on the property. Moreover, RA’s appraiser put the property’s “as is” value at just $1.1 million using the Income Approach, even lower than the county’s valuation. In fact, the Tetra property had been on and off the market with little interest for most of a decade.
Nonetheless, to sell the deal in a community referendum, RA “projected” that renovations, inside and out, would cost RA members just $259,000. To date, interior repairs alone have cost Restonians $692,000 — not counting $925,000 in seller contributions and a Comstock proffer to RA which could have been used for much better purposes — and an RA consultant projects proposed exterior improvements will cost $1.2 million.
On the other side of the ledger, RA projected rental income from a rent back agreement with the Tetra owners of more than $140,000 through 2016. Unfortunately, the sloppily written agreement allowed Tetra’s former owners to walk away at the end of 2015, resulting in an immediate $100,000 loss in RA revenues. RA scrambled to make up the shortfall, but — as of November — expected year-end cash flow losses reached $902,000, some $515,000 more than RA projected for 2016 during the Tetra referendum.
If publicly known at the time, these massive misstatements, mistakes, expenses and overruns would have doomed the purchase’s narrow community approval.
Indeed, the massive renovation cost overruns were not revealed until May 2016, although RA financial data indicated RA and presumably some Board members knew there would be huge overruns as early as February. Thus, RA members were denied that important information as they cast their ballots for RA Board members in February, including the re-election runs of two Board members who strongly supported the Tetra initiative, Eve Thompson and Danielle LaRosa. Of course, they won re-election in the absence of public knowledge of the huge cost overrun.
When the cost overruns were disclosed, even the complicit RA Board found this revealed reality a bit much. Under significant community pressure, it agreed last summer to contract for an independent review of the purchase and renovation.
After choosing to sign a pro bono $1 review contract with Mediaworld LLC, using a team of Reston volunteers expert in financial matters, a few members of the Board sabotaged its own by insisting on excessive RA control and contractor liability in multiple, lengthy contract drafts. A special Board meeting with the Mediaworld volunteers in December couldn’t salvage the negotiations — another obstructionist draft resulted — and the volunteers withdrew last week, explaining the multitude of reasons why.
The increasingly urgent question is: What are some members of RA’s Board and senior staff trying to conceal about the Tetra acquisition and renovation — and why? Did they engage in illegal, unethical or just plain stupid behavior? Unless there is a criminal investigation, the chances are dwindling Restonians will ever know who, how, why and when all this financial mischief occurred as the Board and staff continue to hide the truth any way they can. The future of honest, open, prudent governance in Reston has never looked more uncertain.
The RA Board 2017 election a month away is an opportunity to reverse the Board’s recent gross misbehavior. There are four openings and, if filled with candidates who seek to reform the RA Board and the way it does business, the Board could actually represent the interests of the community rather than the guilty. Pay attention to what candidates file and what they say about the handling of Tetra, including the need for an audit, the development of an RA ethics policy with teeth and openness in RA decision making. It could be your last chance in years for meaningful change in how our community is governed.
Terry Maynard, Co-Chair
Reston 20/20 Committee
This is an op-ed submitted by Terry Maynard, co-chair of the Reston 2020 committee. It does not reflect the opinions of Reston Now.
The Transportation Service District (TSD) proposed for Reston’s station areas calls for homeowners there to subsidize developers as they build private roads on their property. With a projected balance in residential and non-residential development in the station areas, that means residents there would be paying between $55-$88 million in 2016 TSD tax dollars to developers to build roads on their properties over the next forty years depending on the initial TSD tax rate and if it remains constant (which it won’t).
In an incomprehensible move, the Fairfax County Department of Transportation (FCDOT) has identified a phony $350 million “funding gap” for Reston road improvements requiring the creation of a TSD. As laid out in its September 30, 2016, presentation to station area developers, the so-called RNAG “stakeholders,” $305 million of the funding shortfall is to pay for the construction of their “grid of streets.” That’s 87% of the total TSD funds and some 30 percent of the grid’s $1 billion total cost.
This “grid of streets” is the network of privately built roads on developer-owned property. They may be turned over to the state upon completion, but that is not at all clear. Station area residents–present and future–just get to pay developers to build them if this TSD proposal is approved. In contrast, the Tysons “grid of streets” is being paid for in its entirety by developers through financial contributions ($304 million) or in-kind contributions ($561 million); not a penny of Tysons TSD tax revenues.
This subsidy to the for-profit endeavors of developers of scores of millions of residential tax dollars suggests that the developers’ effort really won’t be that successful. However, our analysis of scope of profits for developers across the station areas over the next forty years, based on Boston Properties 2015 annual report, indicates they will have a net operating income averaging in excess of $1.1 billion per year in 2015 dollars. That’s $45 billion in profits over the next four decades. And yet the proposed tax suggests developers’ need residents’ financial help for some reason to build their roads themselves. We don’t think so.
The economic question above only accentuates the unfairness, even immorality, of forcing residents to to pay taxes to support commercial for-profit development. We don’t think the idea comes remotely close to passing a decency test, especially in light of developers’ anticipated profits. We recognize we are dealing with politics here, but it still leaves a strong stench.
As we have said here and elsewhere, there is no need for a new Reston road tax of any kind. This is especially so when a large chunk of it is intended to go into the pockets of developers. Moreover, the so-called “funding gap” is a mirage, even a fraud, created by the County to justify creating a new tax gimmick to afflict Restonians.
You can help stop this dangerous Reston road tax idea. First, Reston 20/20 has posted a petition on Change.org calling for a stop to passing this new tax that you can sign. Second, attend and participate in the RNAG community meeting on Nov. 7 at 7 p.m. in the South Lakes High School lecture hall. Third, let Supervisor Cathy Hudgins know about your concerns over the Reston TSD proposal.
Finally, attend and testify at the Board of Supervisor’s hearing on the matter, which has yet to be scheduled.
If we all work together, we have a chance to stop this unfair, unneeded County tax boondoggle.
Terry Maynard, Co-Chair
Reston 20/20 Committee