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www.FrontRoyalPlan.com
FRLP PROPOSED BOUNDARY ADJUSTMENT
Bill [email protected]
David [email protected]
August 6, 2013
“An unlimited power to tax involves, necessarily, a power to destroy; because there is a limit beyond which no institution and no
property can bear taxation.”
- Chief Justice John Marshall, U.S. Supreme Court Chief Justice - 1801-1835. Considered the founder of Constitutional Law who acquired this
property with his brother, James Markham Marshall, after the revolutionary war.
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FRLP PROPOSED BOUNDARY ADJUSTMEN
T:
If this land (604 acres) is brought into the Front Royal boundaries, and the East-West Connector is built, connecting the planned Leaches Run Parkway with Commerce Ave., this will be the greatest transportation improvement in Warren County since I-66. It will open up for business the Happy Creek Technology Park, relieve school bus riders of dangerous roads and intersections, and allow Front Royal to once again accommodate new housing as an alternative to breaking the rest of Warren County up into 5, 10, and 20 acre lots. 181 acres future tax positvi
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Transportation: The FRLP proposal
would cause the
construction of the entire
E-W Connector
Road – at NO cost to existing
taxpayers…
The need for improvements to the local transportation
network in the future is indisputable…
The EDA will have a very good story to tell prospective companies bringing much needed jobs and investment. Ideally located between the Tech. Park and Bing Crosby, with our planned bike and walking paths connecting to existing and planned community paths, workers will be able go to work, to the Bing, or � �downtown to dinner and a movie without getting in a car. We have planned this community to be an extension of downtown, not an island.
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REVIEW: WHAT I BELIEVE AND WOULD LIKE TO SAY TO THE
COMMUNITY
This is a great Community, a great State, and the greatest Country in history…
‘Proff ers’ are relatively new… Comparable projects: Blue Ridge Shadows – 225 units ($8,000). Crosspointe
– 1,578 units ($4,046). Snowden Bridge – 2,465 units ($5,327 with 30k per acre land credit). Huntfield – 2,400 units… $0 (Tap Fees $4,000)… The Huntfield developers went bankrupt as many do everyday – even without proffers.
National average impact fees of $8,251 in 2011. Including utility fees the national average was $11,417.
If we go to Court – We ALL lose… and the Community loses.
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REVIEW: LEGAL OVERVIEW: A COURT DECIDES OR?
FRLP proposed middle ground: Maximum of 818 market rate units. FRLP will contribute $12,500 to the County per
MR unit (with CPI escalator). The County has assurances as to maximum
units and that a significant portion (1/3 as previously proposed) of the developable acreage will be devoted to net fiscal positive development.
The E-W Connector is vital to the future of Economic Development (and existing residents safety) in the Happy Creek Planning Area. This project pays for the E-W connector – at NO
cost to existing taxpayers. This road is almost 2.5 miles and will cost 12-15
million dollars.
Comparab le nearby p ro jects :
B lu e R idg e Sh ad ows – 22 5 u n i t s ($ 8 ,0 00 ) .
Crosspo in t e – 1 ,57 8 u n i t s ($ 4 ,0 46 ) .
Sn owden B r i dg e – 2 ,4 65 u n i t s ($5 ,32 7 w i t h 3 0k p e r ac re l an d c red i t ) .
Hu n t fi e ld – 2 ,40 0 u n i t s… $ 0 (Tap Fees $4 ,00 0 )… T h e Hu n t fi e ld deve lope rs wen t ban k ru p t a s m an y do eve ryday – even w i t h ou t p roff e rs . Deve lop m en t , an d deve lopm en t fi n an c in g i s ex t rem e ly r i s ky wi t h ou t im p ac t f ees .
Nat ion a l ave rage t o ta l ‘ im pac t ’ f ees : $1 1 ,4 17 . Exc lu d in g u t i l i t y f ees , t h e ave rage t o t a l f ee was $8 ,25 1 .
FRLP is over $40 ,000 per un i t w i th th is appl icat ion .
“LOWER TAXES…” IN VIRGINIA?
COMPET IT IVE PROJECTS IN
V IRGIN IA? HOW MUCH IN PROFFERS ARE
THEY PAY ING?
PROFFERS AND/OR ‘IMPACT FEES’ - ARE TAXES
At the peak of the market (2006-7), average proff ers ( impact fees) in Vi rginia were $38,000, or 30% higher in Vi rginia than in the next highest state, Cal i fornia ($29,700).
The national average TOTAL impact fees per s ingle fami ly detached uni t in 2011 was $11,000.
S o u rc e : J o u rn a l o f B u s i n e s s a n d E c o n o m i c Re s e a rc h – J u l y 2 0 0 8 ( I l l u s t r a t e s i m p a c t f e e s a t p e a k o f t h e m a r ke t – 2 0 0 7 ) .
“LOWER TAXES…”
IN VIRGINIA?
PROFFERS AND/OR ‘IMPACT FEES’ - ARE TAXES
WHAT ABOUT OUR NEIGHBORS IN MARYLAND?
HOW MUCH DO THEY TAX NEW HOMES?
Source: “Managing Growth: The use of development impact fees and excise taxes in Maryland”, Department of Legislative Services, Office of Policy Analysis, Annapolis, Md. January, 2011.
COMMUNITY CONTRIBUTIONSRESPECT AND CARE FOR EXISTING AND FUTURE RESIDENTS
Summary: For the Community – this is a transportation and an economic development plan…
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APPENDIX: GREAT VIRGINIAN’S ON PROPERTY
FRLP’S PROPOSED TOWN/COUNTY HAPPY CREEK DEVELOPMENT IS AS MUCH ABOUT OUR PAST AS IT IS ABOUT OUR FUTURE…
“A r ight to proper ty i s founded in our natura l wants , in the means w i th wh ich we are endowed to sat is fy those wants , and the r ight to what we acqu i re by those means w i thout
v io la t ing the s im i la r r ights o f o ther sens ib le be ings .” - Thomas Jeff erson
“The persona l r ight to acqu i re proper ty, wh ich is a natura l r ight , g ives to proper ty, when acqu i red , a r ight to protect ion , as a soc ia l r ight .” - James Madison
“The r ights o f persons , and the r ights o f proper ty, a re the ob jects , fo r the protect ion o f wh ich government was inst i tu ted .” - James Madison
“Democracy is not so much a fo rm of government as a set o f pr inc ip les .” - Woodrow Wi lson
“Freedom and Proper ty are inseparab le .” – George Washington
“Sometimes people cal l me an ideal ist , wel l that is the way that I know I am an American, America is the only ideal ist ic nation in the world.” -Woodrow Wilson,
28th President of the U.S. and the 8th from the state of Va.
“To obtain a just compromise, concession must not only be mutual -- i t must be equal a lso. . . .There can be no hope that ei ther wi l l y ield more than i t gets in
return.”
- Chief Just ice John Marshal l
