'Pavilion' Gets OK, & New Name

As expected, the Falls Church City Council gave final approval Monday to the third large-scale mixed-use project slated for the 400 and 500 blocks of West Broad Street in downtown Falls Church.

Less expected was the decision by the project's developers made following the vote to change the name of the project. Known as "The Pavilion" since first introduced to the Council last summer, it will henceforth be known as "The Spectrum."

In a letter from the developers, published on Page 2 of this edition, explained that a "spectrum" is like a rainbow, a universal symbol for diversity. "The name has relevance," they stated. "A spectrum is a band of color, produced when light is passed through a prism. The different architectural colors used at The Spectrum, the variety of uses, such as residential, retail and office, as well as the fact that this project will appeal to a whole spectrum of people...factored into the rationale in renaming the project."

The sudden name change might also have had something to do with Council member Ron Parson's request made prior to the vote Monday. "The problem I have with the name, 'The Pavilion," is that there is no pavilion. I suggest you either put in a pavilion or change the name," he said.

But the name change was purely voluntary, coming well after the final vote of approval was made.

The margin of approval was wide for the combination of three zoning and special exception changes required to make The Spectrum happen. One vote was unanimous, 7-0. One was unanimous with David Snyder abstaining. On one, only Sam Mabry voted no and Snyder abstained.

The vote came following a 5-2 preliminary approval by the Council last month and a unanimous recommendation for approval by the Planning Commission last week.

The project is the biggest of the three now approved and either under construction (The Broadway) or nearing a groundbreaking (The Byron). Developed jointly by Akridge and The Waterford Group (builders of The Broadway), The Spectrum is expected to bring up to $1 million in net real estate tax revenues into City coffers, and includes $2.8 million in cash and cash-equivalent up-front proffers to the City. That includes a direct contribution of $946,746 to the school capital fund to reduce the debt on the bonds to construct a new middle school.

The 85' high project will include 183 market rate condominiums and eight affordable dwelling units on eight stories, 32,000 square feet of office space (mostly made up of townhouse condominiums facing Park Avenue, 29,800 square feet of first-floor retail, a market square plaza and a pocket park.

It will connect on one side with the existing "Panera Bread Building" at 450 W. Broad, which will be expanded to include 3,000 more square feet of office space.

The developers enticed the Council with a list of "lifestyle retailers" showing an interest in locating at the site, including Joseph Banks, Ann Taylor Loft, Chico's, Appalachian Spring, Whole Foods and some attractive restaurant options.

The project will create a "critical mass" for national retailers, it was noted. The Broadway, slated for occupancy in the next couple months, will have 80 condo units and 12,000 square feet of retail. The Byron, on the site of the late Red Lobster restaurant, will have 90 condo units and 18,400 square feet of office and retail.

"Critical mass" means that the area will become noticed as an attractive destination for developers and national retailers. Falls Church was already named in a January Washington Business Journal list as one of a half-dozen "happening" places for developers in the Washington, D.C., area.

Combined, the three projects will add 361 dwelling units to the City and 92,200 square feet of new office and retail space.

Falls Church City Manager Dan McKeever reported Monday that, once completed, The Byron and The Broadway will be the second and third highest individual property tax contributors to the City of Falls Church's revenue base, behind only the Oakwood Apartments.

The Spectrum should top the list when completed.

A wide range of community advisory and other groups supported the project, including the Greater Falls Church Chamber of Commerce and Economic Development Authority, the Housing Corporation and Senior Citizens Commission, as well as the Planning Commission and professional City staff..

"The bottom line is that there will be lower property taxes for all of us as the result of this," said Mayor Dan Gardner. Gardner said the added traffic from the project will be a small part of the traffic growth created by surrounding jurisdictions.

"This project represents the City," said Council member Robin Gardner. "It appeals to different lifestyles and bring vibrancy to the community. It appeals to empty nesters and singles. It is family friendly and the net revenues will be wonderful for the city. The developers have taken its community impact to heart."

Council member Lindy Hockenberry said the project "adds pieces to the puzzle" in the Village Section of the City. "It creates a critical mass that will have a major impact on the financial security of the City. It will create jobs and increased profits for our present businesses."

Vice Mayor Marty Meserve said, "This all comes down to place-making."

Council member Sam Mabry said he hoped there would be 60,000 more square feet of commercial, but added, "I hope you'll have great success to the ultimate benefit of the City."

Council member David Snyder expressed concern about moving ahead without federal Housing and Urban Development department "guidance," but Mayor Gardner said the HUD issue "is a red herring with respect to this issue." Snyder said the community benefits from the project "are substantial," adding, "the revenue generation from it is very, very positive."

Council member Parson said "it's been gratifying to see the flexibility of the developer in response to our concerns."

The development group of Waterford, 444 W. Broad LLC, the Young Group, Inc. and Jefferson 450 LLC will come forward with its site plan for the location later this month, and groundbreaking will be in the early summer.