F.C. Arts Leaders Buoyed by Atlantic Realty Plans for S. Maple St. Project

Leaders of a fledgling organized arts movement in the City of Falls Church expressed buoyant enthusiasm Monday for an offer by the prospective mixed-use developers of the 400 S. Maple St. property to dedicate space for a 3,000 square foot flex space at a deeply discounted rate as an arts education and performing arts facility.

Speaking at a Falls Church City Council public hearing, Laura Hull, director of Creative Cauldron, and Tom Gittins, president of the Falls Church Arts Council, urged approval of the project, claiming it would create an "Arts Mecca" in the City.

"There is no more significant barrier for the arts than lack of space," Hull said, based on her 30 years of experience in the field. "Space foils the artists from being able to give back to the community."

She noted that the "good news" of Atlantic Realty's proposal to include the space in its large-scale mixed use project was timely. It came just after a nine-month process to secure a space for her program in Fairfax County fell through, she said.

She reported that, among other things, the Smithsonian's "Discovery Theatre" would be a user of the space, offering a variety of free productions for the Falls Church community.

Gittins said the proposal "will ignite the arts in the City of Falls Church."

It was also revealed Monday that a formal letter of intent to occupy a full 85,000 square feet of office space in the proposed project has come from a current City business that Mayor Dan Gardner noted "might otherwise have to relocate outside the City." Other smaller retailers who face lengthy disruptions during an impending City Center renovation are also looking to avert that crisis by relocating to the new project. It would allow them to remain close to their current locations, thus retaining their current customer base, while also providing an opportunity to own, rather than lease, their space.

The project now includes one five-story building with 235 high-end condominium units, all underground parking and street-front ground floor retail, and a second all-commercial building with office space above ground floor retail.

While neighbors to the site, along with some others, expressed concerns and opposition to the project at Monday's hearing (citizen activist Lou Mauro announced that his petition against the project had 457 signatures, including 353 from persons residing in the vicinity of the proposed project), most Council members expressed enthusiasm for the latest revisions in the plan, including the space dedicated to the arts, the increase of commercial space to 100,000 square feet, and the interest of existing local businesses in relocating there.

New Council member David Chavern, participating in his first Council business meeting since being sworn in July 1, said that earlier skepticism about the project has changed to enthusiasm with the revisions. "I am very pleased with the direction this project is currently taking," he said. "It will bring activity to the South Washington St. corridor. It will have a very positive effect as a jump-start in that region."

Veteran Council Sam Mabry raised concerns but said he was "very excited" about the increase in commercial use to 100,000 square feet, or 22% of the total development, as contrasted to earlier proposals for the site that were only 5% commercial. "I am happy you brought us this project," he told the developers.

Robin Garnder said she is "thrilled" about the increased commercial component, calling it "an exciting project."

"It compares very well to the too-dense 430-unit, eight story project proposed for the site two years ago," she said.

Lindy Hockenberry said she is "very pleased" by the changes made to the plan. "It will be an anchor for all of South Washington," she said, adding she was "excited" that the lead tenant for the 85,000 square foot office space is "a local business seeking to relocate."

"I really like the underground parking," she added.

Vice Mayor Marty Meserve said "there is a lot to like about this project," but said she remained concerned about its relationship to the existing neighborhood.

Mayor Dan Gardner noted that the 85,000 square foot office building component of the plan "gives the City its first true Class A office building," calling it "great."

He cited the analysis of the City's Economic Development Authority which concluded that the proposed use is "the highest and best" for the site. By contrast with a projected net tax income to the City of $680,000 annually from the proposal, he noted, the EDA study concluded that an all-office use would yield only 20% of that total, a hotel only 78%, a hotel and restaurant only 88% and a shopping center 65%. "And, of by the way, that's based on the low end estimate of the project's yield," he added. "There's every reason to believe that it can actually yield over $1 million a year."

Gardner added that keeping the site for a future school use was impractical, given the cost of the land and the fact that a school use would "forfeit revenue yield to the City from the site forever."

Councilman David Snyder offered the most serious reservations about the project, saying, "There's been progress so far, but there's some way to go yet."

He said the projected revenue yield does not meet the City's stated targets, that "significant neighborhood issues have not been resolved for a win-win situation yet," that existing businesses relocating to the site "may be just shifting business from one place to another" in the City, and that three-fourths of the project's proffers are related to "problems caused by the project." He said he also felt that 3,000 square feet is not sufficient to warrant calling the location a "Mecca."

Still, he said, "I am anxious to vote for this if these issues can be addressed."

But a swipe that Snyder took at the Greater Falls Church Chamber of Commerce's endorsement of the project drew immediate reaction from Chamber leaders.

Snyder quipped that the Chamber's endorsement – presented at the meeting by Vice-President Paul Barkley and new executive director Sally Cole – came "around the same time" that Atlantic Realty became a "diamond member" of the Chamber.

In a written statement, Cole noted that Atlantic Realty had been a supporter of the City "for many years" as owner of the George Mason Square building, and became a "diamond member" of the Chamber after the Chamber Board approved its statement of endorsement.

Chamber President Dr. Steve Rogers said, "I was very disappointed that Mr. Snyder chose to question the integrity of the business community." He added, "The Chamber has a procedure where it judges projects based on their economic impact and their compatibility with the City and its future, and supports this project based on those criteria."