County of Fairfax, Virginia
Reston Funding Plan
Reston Network Analysis & Funding Plan Advisory GroupApril 11, 2016
Ray Johnson / Tom BiesiadnyFairfax County Department of Transportation
Rates/Contributions Discussion
County of Fairfax, Virginia
Background• Board approved Reston Phase I Comp Plan amendment in 2013.• One follow-on motion called for the development of a funding plan.• Funding plan will have multiple components, and it is anticipated
that the plan will include both private and public share contributions.• Total cost of improvements is ~ $2.6 billion:
– Using a 40 year horizon, and– Considering a variety of options.
• Staff is not making a recommendation, but rather looking for feedback.
• No decisions have been made.
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County of Fairfax, Virginia
Plan AssumptionsConstant Dollars:
• Using present dollars (2015).• Will not inflate revenues or expenses over 40 year period. • Assuming that construction costs and revenues used to fund the
plan will grow at approximately the same average rate over the 40 year period.
• Will continue to monitor the plan over the 40 years.
Maintenance: • Operations/maintenance of the new roadway facilities are assumed
to be funded by VDOT.• VDOT is aware of future transportation improvements in Reston.
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County of Fairfax, Virginia
Plan Assumptions ContinuedTransit Service:
• Unlike Tysons, Reston has a significant amount of transit service, proving internal circulation, and connections to areas located outside Reston.
• Improvements were also made with the arrival of the Silver Line to Wiehle-Reston East.
• Tysons prior to opening of Silver Line, had no internal transit circulation and fewer routes accessing Tysons.
• As a result, we are not proposing to add additional service. Change in transit needs due to Phase II of Silver Line will be accommodated through restructuring of existing service, using existing resources.
• However, transit needs will continue to be assessed.
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County of Fairfax, Virginia
Review: Tysons Funding Plan
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TysonsTysons-wide Outside $725,000,000Public Share 90% $652,500,000Private Share 10% $72,500,000
Tysons-wide Inside $482,000,000Public Share 10% $48,200,000Private Share 90% $433,800,000
Grid $865,000,000Public Share 0% $0Private Share 100% $865,000,000
Neighborhood Access Improvements $77,000,000Public Share 100% $77,000,000Private Share 0% $0
Transit $953,000,000Public Share 100% $953,000,000Private Share 0% $0
Total $3,102,000,000Public Share 56% $1,730,700,000Private Share 44% $1,371,300,000
Private ShareTysons-Wide $506,000,000
Service District $253,000,000Road Fund $253,000,000
Tysons Grid $865,000,000In-kind Contributions $561,000,000Road Fund $304,000,000
County of Fairfax, Virginia
List of Improvements to be Funded
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Intersection improvements exclude: Sunrise Valley Drive @ Frying Pan Road, Centreville Road @ Frying Pan Road, and Centreville Road/DTR EB on/off Ramps. These improvements are outside of Reston TSAs and Reston Study Area.
County of Fairfax, Virginia
For Discussion Purposes Only
• The following information is not final and is for discussion purposes only.
• Staff is still in the process of gathering data and refining plan costs.• Staff is seeking feedback on the options.
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County of Fairfax, Virginia
Reston Funding Options1-3
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
County of Fairfax, Virginia
Reston Funding Options 4-6
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Staff proposes to use option 5, but is seeking comments on this proposal
County of Fairfax, Virginia
Reston Funding Plan Allocation FrameworkPublic and private revenues will share responsibility for funding plan costs, approximately equally.
Reston Roadway projects would be paid for with public revenues.
Most Intersections and the grid network would be paid for with private revenues.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
County of Fairfax, Virginia
Private Share Narrative
• Total private share: $1,289,000,000.• In-kind contributions for grid of streets is expected to come from
Reston TSAs (65%).• Remaining 35% of grid costs and 100% of intersection
improvements to be paid for through other funding sources.• Combined private share totals: 62.6% ($805M) in-kind and 37.4%
($480M) other funding.• Solving for $480M.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
County of Fairfax, Virginia
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Reston Phase I Plan Amendment: Conceptual Land Use
County of Fairfax, Virginia
Private Share Calculations
Step 1: Contributions needed for grid network after in-kind contributions.
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Reston Grid Estimate PercentGrid estimate $1,244,000,000 100%Less: Expected in-kind contributions 809,000,000 65%Funding gap for Grid $435,000,000 35%
Step 2: Total cash/other contributions needed to fully fund Grid and Intersections.
Private Other Contributions Needed EstimateFunding gap for Grid $435,000,000 Add: Intersections 45,000,000 Total other private contributions needed $480,000,000
Please note that the information provided in this presentation is not final and is for planning discussion purposes only.
County of Fairfax, Virginia
Current Fund Area Rates - 2016
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Development/Fund Area
Residential Rate per Dwelling Unit
Non-Residential Rate per Sq. Ft.
Fairfax Center $1,316 $5.94
Centreville $2,522 $6.38
Tysons (Rezonings Prior to 2/1/2013) $970 $4.37
Tysons-Wide $1,045 $5.90
Tysons Grid of Streets $1,045 $6.73
Combined Tysons Rates:
$12.63/sq.ft.;$2,090/unit
County of Fairfax, Virginia
Development Levels
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Reston TSA Comprehensive Plan Development Potential
Land Use Type2010 Existing Land
Use Development
Potential New Development
(sq. ft.) (sq. ft.)
Residential 5,860,000 (5,860 Units)
52,800,000 (44,000 units)
46,940,000 (38,140 Units)
Office 20,982,169 29,700,000 8,717,831
Retail 1,094,476 2,100,000 1,005,524
Industrial 841,957 590,000 -251,957
Institutional 2,096,840 2,400,000 303,160
Hotel 936,782 4,900,000 3,963,218
Total 31,812,224 92,490,000 60,677,776
Total new non-
residential potential:
13,737,776 sq. ft.
Total new residential potential
Please note that the information provided in this presentation is not final and is for discussion purposes only.
County of Fairfax, Virginia
Private Funding Models*Private share is assumed to be $1.289B. All options assume that 65% of grid will be funded through in-kind contributions. All options assume that the remaining 35% of grid costs and all of intersection costs will be paid for by other contributions. Solving for $480M.
Road Fund Only1. Use Tysons residential rates (Tysons-wide and Tysons grid combined but normalized for unit
size) and determine Reston commercial rate to meet need.2. Use Tysons commercial rates (Tysons-wide and Tysons grid combined) and determine Reston
residential rate to meet need.3. Determine set of rates that match proportion of total residential vs. total commercial development
in Reston.
4. Fills gap with a service district over Reston TSA (all properties).5. Fills gap with a tax district over Reston TSA (C&I Only).6. Fills gap with a service district over Reston and Reston TSAs.7. Fills gap with a service district over Special Tax District 5.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Road Fund with other revenue sources (Use Tysons combined rates (in option 1 and 2) and…
County of Fairfax, Virginia
Private Funding Option #1
Use Tysons residential rates (Tysons-wide and Tysons grid combined but normalized for unit size) and determine Reston commercial rate to meet need.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Residential CommercialRate 2,571$ 27.80$ Revenues 98,057,940$ 381,942,060$ (%) of Need 20% 80%
Total Towards Plan % Plan Funded480,000,000$ 100%
Residential rate roughly equivalent to Tysons ratePrivate Funding Option 1
County of Fairfax, Virginia
Private Funding Option #2
Use Tysons commercial rates (Tysons-wide and Tysons grid combined) and determine Reston residential rate to meet need.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Residential CommercialRate 8,036$ 12.63$ Revenues 306,491,889$ 173,508,111$ (%) of Need 64% 36%
Total Towards Plan % Plan Funded480,000,000$ 100%
Private Funding Option 2Commercial rate roughly equivalent to Tysons rate
County of Fairfax, Virginia
Private Funding Option #3
Determine set of rates that match proportion of total residential vs. total commercial development in Reston.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Residential CommercialRate 9,680$ 8.07$ Revenues 369,185,001$ 110,814,999$ (%) of Need 77% 23%
Total Towards Plan % Plan Funded480,000,000$ 100%
Rates in Proportion to DevelopmentPrivate Funding Option 3
County of Fairfax, Virginia
Private Funding Option #4
Use Tysons combined rates and fill gap with a service district over Reston TSA.
Board could enact.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Service District Rate $0.035(average annual rate over 40 years)
Residential CommercialRate 2,571$ 12.63$ Revenues 98,057,940$ 173,508,111$ (%) of Need 20% 36%
Amount Towards Plan % Plan FundedFund Area 271,566,051$ 57%Gap (208,433,949)$ 43%
Private Funding Option 4Rates roughly equivalent to Tysons rates
County of Fairfax, Virginia
Private Funding Option #5
Use Tysons combined rates and fill gap with a tax district over Reston TSA (C&I Only).
Land owner petition required.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Tax District Rate $0.07(average annual rate over 40 years)
Residential CommercialRate 2,571$ 12.63$ Revenues 98,057,940$ 173,508,111$ (%) of Need 20% 36%
Total Towards Plan % Plan Funded271,566,051$ 57%
Gap (208,433,949)$ 43%
Rates roughly equivalent to Tysons ratesPrivate Funding Option 5
County of Fairfax, Virginia
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Option 4 is service district (all properties), and Option 5 is tax district (C&I properties); each option within Reston TSA
County of Fairfax, Virginia
Private Funding Option #6
Use Tysons combined rates and fill gap with a service district over Reston and Reston TSAs.
Board could enact.
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Service District Rate $0.025(average annual rate over 40 years)
Residential CommercialRate 2,571$ 12.63$ Revenues 100,428,402$ 173,508,111$ (%) of Need 21% 36%
Amount Towards Plan% Plan FundedFund Area 273,936,513$ 57%Gap (206,063,487.12)$ 43%
Private Funding Option 6Rates roughly equivalent to Tysons rates
County of Fairfax, Virginia
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Option 6 - service district (all properties)
County of Fairfax, Virginia
Private Funding Option #7
Use Tysons combined and fill gap with a service district over Special Tax District 5.
Board could enact
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Service District Rate $0.025(average annual rate over 40 years)
Residential CommercialRate 2,571$ 12.63$ Revenues 104,796,531$ 184,274,251$ (%) of Need 22% 38%
Amount Towards Plan% Plan FundedFund Area 289,070,782$ 60%Gap (190,929,217.74)$ 40%
Private Funding Option 7Rates roughly equivalent to Tysons rates
County of Fairfax, Virginia
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Option 7 - service district (all properties) in Special Tax District 5.
County of Fairfax, Virginia
Private Funding Options 4-7• Options 4-7 show the short gap when developers commit to the
same rates as Tysons.• A potential revenue source to fill this gap is a service or tax district.• Below are rates used in calculations in previous slides to fill this
short gap:
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Please note that the information provided in this presentation is not final and is for discussion purposes only.
Rate is average annual rate over 40 years.
Assessed Area RateOption 4 Reston TSA $0.035Option 5 Reston TSA C&I only $0.070Option 6 Reston Study Area $0.025Option 7 Special Tax District 5 $0.025
County of Fairfax, Virginia
Summary of All Options
* - Assessment value between Special Tax District 5 and Reston is not significant enough warrant more than a $0.005 difference in rate.
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Contribution Rates
Residential/DW Commercial/SF TD SD
Option 1 $2,571 $27.80 N/A N/A
Option 2 $8,036 $12.63 N/A N/A
Option 3 $9,680 $8.07 N/A N/A
Option 4 $2,571 $12.63 N/A $0.035
Option 5 $2,571 $12.63 $0.07 N/A
Option 6 $2,571 $12.63 N/A $0.025
Option 7 $2,571 $12.63 N/A $0.025*
County of Fairfax, Virginia
Average Annual Cost to Homeowner
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AssessedValue
Service District Rate
$0.020 $0.025 $0.030 $0.035
$300,000 $60.00 $75.00 $90.00 $105.00
$400,000 $80.00 $100.00 $120.00 $140.00
$500,000 $100.00 $125.00 $150.00 $175.00
$600,000 $120.00 $150.00 $180.00 $210.00
$700,000 $140.00 $175.00 $210.00 $245.00
$800,000 $160.00 $200.00 $240.00 $280.00
$900,000 $180.00 $225.00 $270.00 $315.00
County of Fairfax, Virginia
Taxes in Reston
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Type FY16 Tax Rate Residential Commercial
Real Estate $1.090 Stormwater $0.025 Pest Management $0.001 Commercial & Industrial $0.125 Reston Community Center $0.047
Avg Annual Taxes Paid in FY16 $6,014*
Depending on Location in Reston
Route 28 TD $0.180 Dulles Rail Phase I $0.190 Dulles Rail Phase II $0.200
*County mean assessed value in FY16 = $517,101.Rates subject to change per BOS for FY 2017 Budget Adoption on April 26, 2016.
County of Fairfax, Virginia
Other Reston/General ContributionsReston Specific Contributions• Parks - $1.72 per sq. ft. of GFA of new development towards athletic field development – inside
TSAs.• Housing Trust Fund - $3 per sq. ft. of new non-residential (also in Tysons).
General Contributions (not Reston Specific) • Schools - Contributions to schools based on number of students generated.• Parks – fair share contribution to athletic fields, potential additional residents x $893 per
person. (Outside TSAs. Does not apply to Reston Phase I (TSA) and Tysons.)• Workforce Housing - County’s current policy is for 12% of new residences to be set aside for
work force housing. In Tysons, this number is 20%. (Reston has a sliding scale for WDU and may exceed the 12% minimum.)
• Fire Marshal - $10K contributions for impacted signals for preemptive devices.
Other Expectations• Green building and storm water management expectations, not contributions.• Design of site and building, not contributions.
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County of Fairfax, Virginia
Next Steps
• Refine funding plan options based on input from Supervisor and Advisory Board, including defining geographic boundaries.
• Outreach to stakeholders and public to seek additional feedback.
• Discuss plan based on feedback received – potentially May 24, 2016
• Seek Board of Supervisors approval
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County of Fairfax, Virginia
Comments/Questions/Discussion
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