By Philip Riggan
It has been a while since the property at 12th and Byrd streets known as "Reynolds North" has made the news but an interesting concept from the recent forum on the Richmond Riverfront Plan has at least brought the project back to the attention of some Richmonders.
The Reynolds North property is connected to Venture Richmond's 1.25-mile Canal Walk and two levels of the canals -- Haxall Canal to the west and the Tidewater Connection to the east. WVS Cos. and Fountainhead Development LLC is working on a project that would bring initially about 220 apartments and 8,000 square feet of retail to the area, according to the Richmond Times-Dispatch almost eight months ago.
Hargreaves Associates, the architecture firm hired to carry out the riverfront plans, proposed to create a connection between Shockoe Slip at the Martin Agency and the Canal Walk at the undeveloped Reynolds North property by way of a new tunnel at 13th Street that would go under the Downtown Expressway, which is owned by the Richmond Metro Authority. They gave no estimate to the project, but it would likely cost several million dollars.
It is an interesting concept and making more walking/biking connections in urban planning projects is the new expected standard. Access to that area from Shockoe Slip is limited to 12th Street -- which is a busy underpass -- and down at Virginia Street at the Hat Factory.
Of course, most people I've spoken with quickly assumed a new tunnel would just provide shelter for the homeless and cause the life of the RMA and roadway tolls to be extended and increased.
Also, there is another possible connection just east of 13th street on Shockoe Slip (yes, that's the name of the street) that wouldn't require tunnelling, though it isn't on RMA property, has a very steep drop (steps, bad for cycling) and would require (costly?) negociations with the private sector.
I think if the developer wants to make the best investment on the future of its property, the tunnel under the Expressway should certainly be considered and included in the costs of the project. The RMA owns a seemingly unused 12-car parking lot connected to the south bank of the expressway which would provide access during construction. There is also existing cobblestone roadway on both sides of the would-be tunnel, which would enhance the attraction from the get-go.
Need more background? In May 2011, the Richmond Times-Dispatch's Will Jones wrote about Reynolds North and the Canal Walk:
But its abundance of vacant commercial space shows it remains a work in progress, said Brenton S. Halsey Sr., who helped guide the public-private redevelopment effort along the Canal Walk. Halsey, a former chairman and CEO of James River Corp., also is a member of the riverfront committee for Venture Richmond, which promotes economic development and events mostly in the downtown area.
Halsey said the city's original plan for the Canal Walk envisioned development occurring over about 15 years.
Development of the North Plant site, which extends from 10th Street east to Virginia Street, also is important because it will help link two disjointed sections of the Canal Walk, said Richard Souter, vice president for The WVS Cos., the developer of the Rocketts Landing project.
He said his group has been working with Mayor Dwight C. Jones' administration on what likely will be a multi-phase agreement that would sort out the responsibilities of each party. The 3north architectural firm has been working on the city's behalf to address a variety of issues, including security, lighting, accessibility and amenities.
