Imagine if Richmond had a riverside residential development that offered 5-star dining, a waterfront footpath and a public boat landing that served as an anchor for development along the James River.
What would be the economic impact of establishing an upscale boating piazza? If Richmond encouraged such a glamorous residential hot-spot, would you be lured into the city for entertainment? Would you want to move into the luxury downtown building?
What if that development provided an estimated $3 million in tax revenue and 360 jobs for area residents?
How would your opinion of such a promising destination change if you knew that this development would be installed amidst much protesting from Richmond's historic preservation groups? Would you sacrifice a historic vista for which Richmond received its name for the development of an exclusive residential building?
These and other questions currently loom during the conceptual development stage of the proposed Echo Harbour development.
Thus Begins the Great Debate
Richmonders are in the midst of a fierce debate over the proposed Echo Harbour development. As many citizen activist groups gear up for a long-hauled protest, the development dream team stands firm on its belief that Echo Harbour will increase economic vitality for the city by bringing high-earning residents to a zip code plagued by crime and poverty.
That celebrated team includes some of Richmond's most notable developers, including George Ross, Bob Tierney (of Baskervill & Sons), Mark Yates (of Northern-Virginia-based USP) and communications veteran Tom Morris (of Slay Public Relations).
The group has been making the rounds to Richmond-area Town Hall and civic association meetings, sharing their vision and promise of improved economic circumstance to the area. As one might expect from such a large-scale project, not even community groups are in unison over their support.
One night, the team hears that the Historic Richmond Foundation will not support the proposed development. The next night, Shockoe Bottom residents and business owners vote unanimously in support of the building. As public opinion grows strongly on both sides of the issue, the developers have been quick to assert that no design or structural plans for the buildings have been confirmed.
“We're still in the conceptual stage,” says Yates. “At this point, we're still working on zoning and on developing the concept for Echo Harbour.” Part of that development involves talking with residents to get public feedback on the project to ascertain how the public would like to see the property used. After considering a number of development options, the proposed residential building has continued to be the forerunner when it comes to creating a waterfront building.
In order to move forward with a residential building, the developers have requested a zoning change from the city, which would allow them to construct a pair of 206-foot tall residential buildings in the flood plane between Dock Street and the river. In order to build a 206-foot residential structure, the developers will need to obtain an allowance for the additional 56 feet above the maximum height of an RF-2 development.
The City has asked the developers' for more details regarding how the building will be used. The City also requested a number of other adjustments to the original plans, including a plan for emergency access to the building in the event of a flood.
Ultimately, city council will choose whether or not the proposed development will receive the RF-2 zoning that it requires if the development is to move forward with its current building plans. Rachel Flynn, the City's director of community development, has announced that she will not approve such a drastic zoning change, citing a multitude of concerns.
You be the Jury
Many Richmonders struggle to take sides between their appreciation of the historical impact of the Echo Harbour development and their desire for a strong riverfront future. Likewise, the public is forced to call into question issues regarding public/private ownership of such the magnificent waterfront property. To understand the challenge that both sides face, it is important to understand all of the facts. Here is critical information about Echo Harbour that you need to know:
Zoning Change and Public Access
In order for Echo Harbour to be built as a residential building, the zoning needs to be approved as RF-2, which means that a residential building up to 150 feet could be erected on the five-acre lot. The property is currently zoned as M-2, which means that the developers can build a commercial or manufacturing building on the property.
However, the land on which the developers wish to build the high-rise requires special attention. Because the property is in the heart of a flood plane, any future tenants on the first three stories of a commercial or manufacturing building would have to understand the risks associated with having their assets in the path of potential flood waters. Thus, in the conceptual drafts of the Echo Harbour development, those first three stories are slated to be a parking deck so that flooding does not become a problem for residents or tenants.
