Fairfax Supervisors Approve 420-unit Mixed-use Project in Tysons

InsideNOVA reported on the recently approved 420-unit “Hanover Tysons” mixed-use project which was guided through the approval process by Senior Land Use Planner Elizabeth Baker.

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Fairfax Supervisors OK 420-unit Mixed-use Project in Tysons

Tysons will receive yet another new batch of residential units, following the Board of Supervisors’ unanimous approval March 19 of a 420-unit mixed-used redevelopment project. 1500 Westbranch Holdings LLC will build up to that many units on 5.86 acres near Jones Branch and Westbranch drives. “For Tysons, this is a relatively small application – one building, 420 units – but it does provide a number of community benefits,” said Elizabeth Baker, an attorney representing the applicant. Read more

Emergency Legislation Passed in Response to the Virginia Supreme Court’s Decision in The Game Place

On February 13, 2019, Governor Northam signed into law legislation that eliminates the potential adverse consequences of the Virginia Supreme Court’s 2018 decision in The Game Place, L.L.C. v. Fredericksburg 35, LLC and that should have landlords and tenants breathing a sigh of relief. In that case, the Court held that a lease for a term longer than 5 years must be sealed or in the form of a deed in order to comply with Virginia’s Statute of Conveyances (Virginia Code § 55-2). A lease that did not comply with that statue could be repudiated by either the landlord or tenant, regardless of how long the parties had operated under the mistaken belief that their written lease was valid, creating an implied tenancy based on the manner in which rent was received (usually a month-to-month tenancy). The Court’s decision sent landlords and tenants scrambling to review their leases to determine whether they complied with the Statute of Conveyances. In many cases, they did not and parties began negotiating lease amendments to resolve the issue.

Legislation was introduced this year to address the consequences of The Game Place decision. The new law amends several provisions of the Virginia Code, including the Statute of Conveyances, and eliminates the need for a lease for more than 5 years to be sealed or in the form of a deed. The law applies not only to new leases, but also to existing leases that had not been repudiated by either party. If an existing noncompliant lease had not yet been repudiated by either the landlord or tenant, they have likely lost their ability to do so under the new law. Because of the number of leases potentially affected by the Court’s decision, the General Assembly concluded that an emergency existed and made the law effective immediately upon the Governor’s signature.

If you have any questions regarding the legislation and its impact on a specific lease, please contact Matt Westover at (703) 680-4664.

The full text of House Bill 2287 can be found here.

WaterWalk Corporate Lodging Facility Approved in Loudoun County

Loudoun County’s growing corporate presence has drawn the attention of an innovative new lodging company known as WaterWalk, which owns and operates a version of an extended stay hotel known as a corporate lodging facility. With the assistance of Walsh Colucci, WaterWalk recently gained approval of a special exception application to accommodate a 153-room, four-story corporate lodging facility on a 5.49-acre property within Commonwealth Center abutting Route 7 and Russell Branch Parkway. The property is located within walking distance of One Loudoun.

As a growing brand, WaterWalk is focusing its efforts in areas with high concentrations of corporate headquarters/Class “A” office markets, high relocation rates, and technical training – all of which require longer stays. As Loudoun County’s economy continues to add corporate workers throughout many diversified types of businesses, demand has increased for newer extended stay hotel concepts which combine the amenities of apartment living and the economics of an extended-stay hotel into one facility.

WaterWalk is composed of silver and gold packages that operate as one facility. The silver package is priced on a monthly basis and includes one, two, or three bedroom units which include all utilities, internet, local phone, gym membership, trash service, and television service. The gold package is priced on a daily basis and includes every item in the silver package plus a custom furniture and sleep package, kitchen, customized breakfast options delivered weekly, full service housekeeping, and access to a lounge that is open 24 hours a day.

The WaterWalk concept provides an alternative to the traditional model of corporate lodging – that is, where companies lease apartments, furnish them, and rent them to employees in order to control inventory. It is anticipated that companies using WaterWalk for their corporate lodging needs will find an added level of convenience and quality over other corporate lodging alternatives. This includes a national sales team and full support staff that are accessible and available on-site 24-hours a day for any guest needs, increased flexibility in lengths of stay, competitive pricing, and premier safety and security measures.

Recent Approvals in Prince William County

Learn about two recent approvals in Prince William County — a 56 executive-style home rezoning in the Brentsville Magisterial district, and a special use permit approval for the Mountcastle Turch Funeral Home.

Woodborne Preserve Rezoning

Pete Dolan and Jessica Pfeiffer worked with Equinox Investments on this rezoning from A-1, Agricultural, to SR-1, Semi-Rural Residential Cluster in the Brentsville Magisterial District. The rezoning allows for 56 homes to be constructed. The property, which is approximately 88 acres, is located along Thoroughfare Road between its intersections with Route 15 and Old Carolina Road. The proposal includes significant transportation improvements to Thoroughfare Road which, in parts, is a gravel road today. Other improvements which will prove to be a significant benefit to the community include a large conservation area encompassing nearly 40% of the site (34.2 acres), and more than a mile of trails and sidewalk connections both on-site and off-site. These amenities will continue the theme of environmental protection and public enjoyment along this western corridor of the County.

The Prince William Board of County Supervisors approved the rezoning on February 12, 2019. Numerous adjacent property owners, community members and Thoroughfare Road residents spoke in support of the rezoning.

Mountcastle Turch Special Use Permit Approval

Jonelle Cameron and Marian Harders worked with Mountcastle Turch Funeral Home and Crematory, Inc. (“Mountcastle Turch”) to obtain a special use permit to add a crematory to their Occoquan Road facility in Prince William County. Mountcastle Turch has been in operation at their Occoquan Road facility since 1963. Mountcastle Turch also operates a facility on Dale Boulevard which has handled the cremation services for both locations. Until recently, the Applicant only needed one crematory for both locations. However, the crematory services portion of the business has increased in the last few years. In fact, cremation is currently over 40% of the business.

On January 22, 2019, the Prince William Board of County Supervisors approved the special use permit. Approval of this special use permit application at the Occoquan Road location will allow for the Applicant to not only stay relevant in the cremation business but, more importantly, allow the Applicant to continue providing cremation services in the Prince William community.

Alexandria City Council Approves Redevelopment of the WMATA Bus Barn

On February 23, 2019, Alexandria City Council approved an application submitted by Trammell Crow Residential to allow the long-anticipated redevelopment of the WMATA Bus Barn located at 600 N. Royal Street.

Land Use attorneys Cathy Puskar and Bob Brant guided the Development Special Use Permit application through the development review process, coordinating with the development team, negotiating with City staff, and conducting significant community outreach.  The approval will allow the development of a 287 unit multifamily building located in the heart of Old Town North.  Cathy and Bob worked closely with the project design team and staff to ensure that the building is in alignment with the recently adopted Old Town North Small Area Plan (SAP) and the Old Town North Urban Design Standards and Guidelines, ultimately receiving the endorsement of the City’s Urban Design Advisory Committee.  The development will replace the aging industrial Bus Barn and surface parking lot with a vibrant residential building that is compatible with the surrounding neighborhood and consistent with the vision of the SAP.

The project will provide a number of benefits to the City, including the provision of twelve on-site affordable dwelling units, monetary contributions to the City’s Housing Trust Fund and Old Town North Streetscape and Open Space Fund, streetscape improvements and the implementation of “Green Streets” as recommended by the SAP, and the addition of at-grade open space.  This approval represents the culmination of nearly five years of community-driven planning for the Bus Barn, and is yet another step towards the transformation of Old Town North.

 

Matt Westover Sworn in to United States Supreme Court Bar

Congratulations to our very own Matt Westover who was sworn in as a member of the Bar of the United States Supreme Court earlier this month on a motion made by fellow Shareholder John Foote. Admission to the bar allows attorneys to, among other things, practice before the nation’s highest court. Admission is limited to attorneys who have been admitted to practice in a state’s highest court for at least three years and are in good standing with that court, were not the subject of any adverse disciplinary action during that period, appear to the Court to be of good moral and professional character, and are sponsored by two other members of the Bar of the Court.

Randy Minchew Is Optimistic About Prospects for Loudoun State Park

LoudounNow interviewed managing shareholder Randy Minchew about the land purchased for Loudoun’s planned state park. Randy said he is optimistic the General Assembly will sign off on the plan.

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Minchew Says Prospects for State Park Good

Randy Minchew, managing shareholder at the Leesburg office of law firm Walsh Colucci Lubeley & Walsh, helped put together the transactions that brought assembled 1,000 acres in Loudoun near Harpers Ferry. Now, he said, he is pushing his former colleagues in the state legislature to accept that land for a new state park. And he said he’s optimistic about the results. Currently, five lawmakers from each chamber of the General Assembly are behind closed doors hashing out the differences between their respective chambers’ versions of the state budget. Gov.Ralph Northam’s proposed budget included a line that would allow the state—at no cost—to accept land for a new state park in northwestern Loudoun. But the state Senate’s adopted budget bill did not include that line, throwing longstanding plans for a park in Loudoun into doubt. Read more

The Pitfalls of Joint Bank Accounts

The time has come to address one of my biggest pet peeves, because it is relevant year-round, and despite providing lectures to banks about all the pitfalls, they still allow their customers to establish joint accounts with someone other than their spouse.

Let me start by noting that a joint account with your spouse is fine; and in fact, preferred, in many respects. For instance, Virginia allows spouses to own property as Tenants By the Entireties (TBE), which is similar to joint with rights to survivorship titling, but it is only available to a married couple. By titling an account as TBE, the owners can take advantage of a simple (though not flawless) form of creditor protection. However, TBE titling with a spouse is not generally problematic; rather, it is titling an account with someone other than a spouse that can cause a number of problems.

In most cases, the scenario starts innocently. For example, an elderly person walks into a bank and tells the teller they want their daughter to sign checks on their behalf. Thereafter, the teller adds the daughter’s name to the account so she can sign checks. We now have a joint account, and the daughter is considered an owner of that account. In most cases, this joint account will also avoid probate, which is another objective of the elderly person. This all sounds great – after all, we just avoided probate and negated the need for a power of attorney, right?

Unfortunately, this is where things can start to go horribly wrong. After all, the daughter is now an owner of the account, so let’s consider a few scenarios:

What happens if the daughter is in a car accident and gets sued, or has other creditors?

The funds in the account are at risk since the daughter is now an owner. While it may be possible to get the funds discharged from the claim, doing so will require the assistance of an attorney, which can get very expensive.

What happens if the daughter withdraws funds from the account?

The daughter can withdraw funds at any time since she is an account owner. However, when she withdraws funds there may be a gift that either falls under the annual gift tax exemption of the parent, or requires the filing of a gift tax return.

What happens if the daughter’s spouse withdraws all the funds from the account using a power of attorney over daughter?

This could be done legitimately, or maliciously; but either way, the bank will honor the spouse’s power of attorney and allow the withdrawal. In addition to the gift tax concerns above, the elderly person will be left to sue the daughter’s spouse, and may or may not win that suit.

What happens if the parent has to qualify for Medicaid?

Joint accounts can impact Medicaid eligibility, as most states assume the applicant owns the entire account regardless of the number of names on the account. Transferring money out of the account may also be problematic, as it may fall within the look-back period for Medicaid disqualification.

What happens if the elderly person wants to close the account?

The co-owner of the account must execute the account closure paperwork.

These are just a few examples of how joint ownership of a checking, savings, or brokerage account can go horribly wrong. The good news is that it is relatively easy to avoid all these problems by using signature authority, a properly crafted power of attorney, or a trust. Granting signature authority on an account is simple at most banks, and it is free. While a grant of signature authority is not a perfect solution (signature authority terminates at the death of the account owner, and does not avoid probate), it is still a better option than joint titling. A properly crafted power of attorney or trust agreement can offer a much more comprehensive solution, but it can take some time and effort to ensure this is done correctly; and this is where a competent estate planning attorney can provide invaluable assistance.

Speaking to an attorney or accountant who is well-versed in tax law will help you make the right decisions for your business and personal real estate investments. To learn more, please visit our Estate Planning & Administration page, or call Chuck McWilliams at (703) 680-4664.

No Second Chances

A recent Fairfax County Circuit Court decision is a reminder that under Virginia law, if you or your company pays a demand “voluntarily,” you will not be able to seek reimbursement of those amounts, even if they were charged illegally or were unreasonable. Pursuant to a long-standing rule known as the “Voluntary Payment Doctrine,” where a party pays an illegal demand with knowledge of the facts which render it illegal, such payment is deemed “voluntary” and cannot be recovered back, even if the payment was made under protest, unless certain limited exceptions apply. In Boyer v. Cambra, CL2017-14969 (Fairfax March 15, 2018), the court applied the Doctrine and prevented a debtor from recovering attorneys’ fees she paid as part of the payoff of a secured promissory note, even if the fees were unreasonable.

After defaulting on a promissory note secured by her home, the borrower in Boyer agreed to sell the house to pay off the debt. Prior to closing with a third party purchaser, the borrower received a payoff amount from the lender, which included $23,702.02 in attorneys’ fees. The debtor believed the fees were unreasonable and she attempted to negotiate them but was unable to reach an agreement with the lender. Although the debtor felt the fee was unreasonable, she did not want to breach the purchase agreement with the third party purchaser and therefore paid the full amount, under protest, at closing. She subsequently sued the lender seeking repayment of all or a portion of those fees and attempted to argue the fees that she paid were unreasonable.

The debtor recognized that the Voluntary Payment Doctrine presented a problem for her case, and she asserted that one of the Doctrine’s exceptions applied. Specifically, she argued that there was “an immediate and urgent necessity” for paying the fees because the lender had threatened to foreclose on her home. The court, however, rejected this claim because it found that the debtor had options other than paying the fee, including bringing suit prior to closing or interpleading the funds prior to the foreclosure. The court closely scrutinized the debtor’s actions and her options prior to paying the fee. In addition, the court reiterated well-established Virginia law that paying the fee under protest does not render the payment involuntarily.

This ruling highlights that when a party is faced with a demand that it believes is illegal or unreasonable, that party must exhaust all of its options to dispute the fee prior to making the payment, including filing suit. The party cannot simply protest the fee, make the payment, and then challenge the legality or reasonableness of the fee at a later date. Even where there is a bona fide argument that the fee is unreasonable, such an argument must be raised prior to paying the fee, otherwise the argument is lost.

If you or your company believes a demand is illegal or unreasonable, it is important to consult an advisor to discuss all options prior to paying it. In most circumstances, once the payment is made, it will be impossible to challenge the payment.

For more information please consult our Business Transactions attorneys.