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Mall helped solidify Short Pump’s status

Construction of Short Pump Town Center ranks 22nd on list of most significant events in Henrico history
Courtesy Forest City Enterprises
On a blustery November day 11 years ago, amid the flurry of confetti and polite applause, Short Pump officially arrived.

Sure, the nebulous region had existed for decades already – first as a rural outpost where farmland was plentiful and people were not, later as the butt of jokes from outsiders who couldn't quite figure the meaning behind its name, and eventually as the Henrico definition of suburban sprawl, when planned communities spread as far west as the county's borders would allow.

In its early modern years, Short Pump was perhaps best known as the place from which a plethora of historic structures were uprooted and trucked across the county line into Goochland, reassembled there as a Field Days of the Past exhibit. And no, an airplane didn't crash into an auto repair shop on West Broad Street years ago, though natives will recall the distinct tailpiece of a single-engine plane that seemed to indicate otherwise as it adorned the side of an auto repair shop on West Broad Street for years.

Short Pump was very much a "place" before Nov. 28, 2000, but on that day, as officials gathered beneath a tent amid wooded acres for a ceremonial groundbreaking, it was about to emerge from the shadows – officially.

'Something special'
Most of the 147 acres on which Short Pump's calling card sits today has been part of Tommy Pruitt's family for nearly a century. He grew up in a house still inhabited by his parents that sits on the south side of West Broad Street, directly across from the mall.

"We're back there every Sunday afternoon for Sunday dinner," he says, "the whole clan."

Pruitt says he wasn't quite sure what ultimately would take shape on the family's prime land – but he knew it would be meaningful.

"We always wanted to have something special there," he says. "We didn't know what 'special' was, but we knew we wanted something special."

In the mid-1990s, his company, Pruitt Associates, sought the assistance of a nationally prominent developer to help dream up 'special.' Following a nationwide search, he selected Forest City Enterprises of Ohio, and the two entities started a process that would span several years and dozens of blueprints.

The time was right, they decided, to introduce a new retail concept to Short Pump – and Central Virginia. Thus was born the concept of Short Pump Town Center, soon to become a unique two-story, open-air shopping mall in the heart of perhaps the last place anyone would have envisioned it just a few decades earlier.

An upscale, outdoor shopping mall? In Short Pump? Really?

Naysayers are quiet today, more than seven years after the mall opened in September 2003, bringing with it high-end retailer Nordstrom and a plethora of other retailers.

For Henrico County and Central Virginia, the $360-million project was the retail equivalent of a Triple A city landing a major league baseball team. It helped elevate the way retailers and other businesses viewed the market and announced that Short Pump was a major retail player, and for that, the construction of Short Pump Town Center earned the No. 22 spot in the Henrico Citizen's list of the most significant events in Henrico history.

A learning curve
The original plans for the mall called for a one-story, indoor facility. . . or a two-story outdoor facility with vehicular access throughout. . . or perhaps something else entirely.

"I probably have 100 different layouts in my office somewhere," Pruitt says, recalling the early iterations that seemed to change by the day. "We went through quite a few gyrations."

Construction of the mall also proved a learning process for Henrico County.

To fund infrastructure requirements necessary for its construction, county officials agreed to establish a community development authority (CDA) for the specific purpose of issuing $25.5 million in special assessment revenue bonds that would finance infrastructure projects at the mall site, such as entrance roads, stormwater management and traffic signals.

It was the first time Henrico had used a CDA, and the idea quickly was met with legal resistance by several Henrico residents – who claimed the decision was nothing more than a veiled way of giving taxpayer dollars to individual developers – and Taubman Centers, Inc., the owner of rival Regency Square, which claimed the idea was unfair and would hurt its Henrico property – for which it had unsuccessfully sought incentives of its own from the county.

The lawsuits eventually reached the Virginia Supreme Court, which ruled in favor of the county and the CDA, clearing the way for the bond issue. But the process delayed construction by more than a year and allowed Taubman to speed work on its own new upscale mall, Stony Point Fashion Park in Richmond. The two malls opened within days of each other in September 2003.

"If you know you're right on the issues, you've got to move forward. We felt we were on the right side of the issue," Pruitt says.

The mall opened with nearly 100 stores and restaurants and now counts 137 tenants on its list. How has it succeeded even during some lean economic years? Pruitt credits its location – surrounded by high-end residential neighborhoods, two interstates (64 and 295), a connector to Chesterfield (Route 288) and Henrico's main thoroughfare, West Broad Street – as the primary reason. Diversity of tenants and widespread appeal have helped, too.

"They really set that mall apart," he says.

Financial payoff
Financially, the decision to build the mall paid off for Pruitt, Forest City and the county. As a condition of the CDA, Henrico officials had required that the entire associated debt service of $31.1 million be paid off within five and a half years.

"That was a tough pill," Pruitt says. But by late 2009, the amount had been paid entirely from the tax revenues generated at the mall, and the CDA was dissolved. Henrico received an additional $4 million in tax revenue during that period and more than $8 million in incremental revenue during its 2010 fiscal year.

"The Short Pump Town Center CDA is a great success story," Finance Director John A. Vithoulkas said at the time. "We reached full payoff in five years with the unanticipated benefit of significant revenue over and above the debt payments."

Pruitt credits the county with its willingness to lend support to the project.

"When they became convinced that we could produce, that's when they really became great team members," he says. "I don’t think we could have envisioned [the mall] turning out better. It's been very, very popular, and we continue to build the tenant list every year."

"But even now, we're still trying to tweak that mall," he says, citing the recent addition of the Hotel Sierra on mall property as an out-of-the-box idea that has worked. More creative plans, he says, are on the way.

Short Pump pride
In the years since the town center opened, another massive development – West Broad Village – has sprouted in Short Pump, and several strip malls have developed along the outskirts of the mall. The mall regularly attracts shoppers from as far as Charlottesville and beyond.

But Pruitt downplays the significance of the mall in solidifying Short Pump's place on the local and regional map.

"I'd love to take credit," he says, "but that was a dynamic area. We're there because of the residential growth that had already occurred.

"I think Short Pump would have developed very well without the mall – a lot of it already had."

Perhaps. But like much of Henrico County, Short Pump was – and is – at times a mystery. Where does it begin? Where does it end? The mall also gave Short Pump something that was certainly – and boldy – its own. And it helped transform its name from comic fodder to corporate envy.

"I've had a lot of business associates come to me over the years, and they asked me to help change the name of Short Pump," Pruitt says. "I would politely listen, but respectfully decline. We were very proud of the name Short Pump."

"I've been in meetings in other parts of the country with tenants and clients now," he says, "and they all know the name Short Pump."
Community

Author, child abuse survivor to speak at Henrico event

To help celebrate twenty years of service to advocating for abused and neglected children in Henrico County, Henrico Court Appointed Special Advocates, Inc. (CASA) will host an evening with bestselling author K.L. Randis on Tuesday, Aug. 26, from 5:30 p.m. to 7:30 p.m. at Belmont Recreation Center in Lakeside.

Randis is best known for her bestselling novel, Spilled Milk, which tells her painful – but ultimately triumphant – personal story of abuse and of child abuse prevention. The book is her first novel.

The event is free to the public, but seating is limited Reservations may be made by e-mailing .(JavaScript must be enabled to view this email address). Belmon Recreation Center is located at 1600 Hilliard Road. > Read more.

Philippines ambassador to the US visits Filipino Festival in Henrico


The Ambassador of the Philippines to the United States Jose L. Cuisia, Jr. attended the Ninth Annual Filipino Festival at Our Lady of Lourdes Church earlier this month. Cuisia (pictured above with festival performers) was welcomed by County Manager John Vithoulkas and Brookland District Supervisor Dick Glover (below) at the church, which is located in Lakeside.

While enjoying some of the cultural performances at the festival, the ambassador and his wife had a private lunch with Vithoulkas, Glover, Eldon Burton (an outreach representative from U.S. Senator Mark R. Warner’s Office) and Father James Begley, the pastor of OLL. > Read more.

Dragon boats invade the James

Hundreds of spectators filled the banks of the James River to watch two dozen teams of competitors in the Walgreen’s Richmond International Dragon Boat Festival at Rocketts Landing Aug. 2. The event included a number of races, as well as several cultural performances. The sport is billed as the fastest growing water sport in the world.(Photo by Roger Walk for the Henrico Citizen) > Read more.

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Entertainment

‘Planes’ sequel crashes

‘Fire and Rescue’ proves too predictable, boring

Planes: Fire and Rescue opens with a dedication to the hero firefighters of the world. It’s an admirable notion, and it makes sense, given that this is a film about planes that fight fires.

But here it might be a little out of place, as Planes: Fire and Rescue has a few things on its mind besides supporting the men and women who routinely throw themselves into burning buildings.

Like money. Lots and lots of money – into the 11-figures-and-counting range. In case you weren’t aware, 2006’s Cars was the biggest moneymaker Disney had in decades – not because of how much green the film printed at the box office, but because a combination of toys, games and snack foods stamped with the Cars seal of approval routinely pulls in tens of billions of dollars per year. > Read more.

Weekend Top 10


This weekend in Henrico, you can learn about fall herbs or mad science. Enjoy some laughs from West End Comedy or Three-Penny Theatre’s production of “The Rivah Home Companion.” For music lovers, Jennifer Nettles is in concert tonight and the fifth annual GWAR-B-Q takes place tomorrow at Hadad’s Lake. For all our top picks this weekend, click here! > Read more.

Restaurant watch

Find out how your favorite dining establishments fared during their most recent inspections by the Virginia Department of Health. > Read more.

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