The Connection

Richard Downer has been waiting almost 30 years for a tangible vision of Herndon’s downtown to take shape.

“I’ve been around a long time. I’ve seen plan after plan,” said Downer, who worked on a Central Commission in 1988 “to try to determine what we wanted our downtown to look like.”

“We’ve come a long way since then and with this it looks like we may be able to put it all together,” he testified along with approximately two dozen residents May 26 at the Herndon Town Council meeting.

By a 6-1 vote, Herndon’s Council voted to purchase 1.67 acres of land in Herndon’s historic downtown from Ashwell, LLC for $3.519 million.

Councilmember Grace H. Wolf called the purchase the “lynchpin” after 30-plus years of planning.

“When you’re on a treasure hunt, sometimes you need that last little piece to unlock the golden treasure and I think this is it. I’m glad we are in a position to do that for our residents and for our future,” she said.

THE TOWN of Herndon owns the municipal parking lot and the parking lot parcel containing ArtSpace. But the Elden Street front property, currently occupied by the Subaru dealership, affects the value of the Town’s land as well as Herndon’s plans for all of the downtown.

“Combined with approximately three acres of land already owned by the town, the purchase clears the way for a comprehensive development project in the downtown, in accordance with the Downtown Master Plan adopted by the Town Council in 2011,” according to County documents.

Shane Murphy’s career is focused on land development.

“If you talk to developers as much as I do, they will tell you that the word assemblage sends chills down their spines. Nothing is worse,” said Murphy. “Assembling multiple pieces of property held by separate owners is a tremendously difficult thing to do.

“The town has the opportunity tonight to assemble multiple parcels into a single ownership thereby eliminating one of the most difficult hurdles to the downtown redevelopment. This type of opportunity usually comes around once in a generation. It’s time to take the next step.”

Many others agreed, including residents and councilmembers.

“I endorse this unique opportunity that this Town Council has endorsed unanimously and previous councils have worked decades for,” said Chuck Whitman. “I would hate for us to pass up this opportunity.”

Councilmember Sheila A. Olem said, “This is very exciting and most of the people I’ve talked with are just as excited.” “I think Mr. Ashwell will be jumping up and down in two and a half years from now when he sees it.”

David A. Kirby, her colleague on council, also voted in support.

“I’ve been waiting for this, maybe not 30 years, but something pretty darn close,” said Kirby. “This is the last piece of the puzzle, with this piece we can go forward with our Master Plan.”

Michael O’Reilly, former mayor, cited a demonstrable increase in value when the parcels are assembled by one owner. “There is added value and that is what our negotiations were about. … I’ve personally talked with a lot of developers about this property. Without the Ashwell piece it’s a no go, it’s not the showpiece of the downtown that we’re looking for.”

THE TOWN’S MASTER PLAN envisions a mix of retail, office and residential development, to include four-story mixed-use/residential structures; three-story mixed-use/commercial structures; a jointly-funded public/private parking structure; an arts center and more.

Following an environmental assessment, the town expects to close on the purchase within 120 days, according to town documents.

“The land will then be rezoned in conformity with the adjacent town owned property, which allows for mixed-use commercial and residential development,” according to the documents. “Completion of these processes will result in nearly five acres of town-owned land, available for private development.

The Town expects to issue an open solicitation to developers by the end of the year.

Developments already under way include construction of 17 single-family homes at Center and Vine streets, and plans for mixed-use development (townhomes, condominiums, and retail space) at the corner of Elden and Monroe streets.

The town has invested significantly in undergrounding utilities to the tune of just under $5 million, more than half from federal and state grants, paving the way for aesthetic streetscapes.

NOT EVERYBODY SUPPORTED the Town’s action.

“I agree with what you’d like to do, and I think it is a good thing, but what I don’t like is losing money. My money,” said Dennis Caswell. “If it is such a good deal for us, why aren’t people coming to buy it without us?”

“I am requesting that somebody explain in plain English, fifth grade level, why is the town proposing to pay a significant amount higher than the assessed value,” said Tom Kellner.

Ann Knoll called the town’s purchase “outside the bounds of government.”

“There are some things outside the town charter at any price and that is really outside of your gifts, talents and abilities,” said Knoll. “And one of them is venturing in real estate and doing developers bidding for them.”

Connie Hutchinson asked a question.

“Have you done any real research in the market to make sure that at the price or that value is going to be feasible for a developer to be able to do what we want with our Master Plan for the downtown, or are we going to pay this money for more property and then be stuck with something that is still too much money for any developer to come and do what we want?” she asked.

But multiple people in the business have no doubt what an effective move this will be for the Town financially and aesthetically.

“I’m not an appraiser, I don’t pretend to be one,” said Murphy. “But first of all, if anyone in this room wants to sell their property for the appraised value, please come see me. I’ll purchase it on the spot.”

Arthur Nachman, who also is involved in representing developers, called the $3.519 million purchase price “the target number.”

“You’re going to get all the money you need to get and probably make a profit and you’re going to build this Town. That’s why I applaud you for this,” he said.

Vice Mayor Jennifer Baker said the Council will simply own the land temporarily to have the control on how the property will be developed.

“Location, location, location,” Baker said. “There is location and there is timing and timing is critical.”

Elizabeth Vosseller said she trusts Baker and the rest of the Council.

“What would be the cost to our town if we fail to take this opportunity?” said Vosseller. “I trust the vision of the Town Council, the hard work, the obvious decades that have gone into the vision for the Master Plan of our downtown.”

“We have something special that we have wanted for a very long time,” said Mayor Lisa C. Merkel.