Has Richland found its dream partner for last bit of Columbia Point waterfront?

Richland has identified a potential partner to build homes, shops and other amenities on the last undeveloped stretch of waterfront at Columbia Point.

The city is negotiating an agreement with Cascadia Development Partners of Vancouver, Wash. after selecting it from a field of three candidates interested in 23 acres of city-owned property bordering the Columbia River.

It is the city’s second attempt to bring new amenities to the site along Bradley Boulevard.

In 2019, it tapped Pacific Partners Residential for the role. That relationship fizzled in 2021 over concerns about integrating the residential first phase, which included 280 townhomes, with other amenities in a second phase.

Its new partner expects to invest $300 million to $500 million at Columbia Point, said David Copenhaver, president and partner for Cascadia.

He and his team introduced themselves to the Richland City Council during an Oct. 24 workshop. The meet-up was long on vision but short on specifics.

Officially, the city is seeking a partner for properties referred to as Tracts D, E and part of Q. They are either undeveloped, partly developed by the golf course or are affected by a city landfill that operated there in the 1950s.

In the latest attempt to bring additional development to Columbia Point, Richland posted a request for qualifications for the project this summer.

Of the three that responded, Cascadia best met the city’s extensive criteria, said Mandy Wallner, economic development manager.

Richland said it wanted a partner with a history of successful development, ready access to money and a strong vision for a project that would draw visitors to Columbia Point.

Ebenal Group and Everhard Company Inc. were the unsuccessful applicants.

‘Creating spaces’

Copenhaver emphasized that his firm is committed to creating something special in Richland..

“Mixed use is what we love. We love creating spaces,” he told the city council during a presentation notable for back-and-forth banter.

He later clarified to the Tri-City Herald that it is not in a position to discuss the finer details because it is in the very preliminary process of developing a site plan and analyzing the economics and finances of the project. He did not directly address a question asking Cascadia to clarify its commitment to affordable housing.

He described the presentation as an informal “get to know you” kind of session.

The informality was on display when Mayor Pro Tem Theresa Richardson asked Copenhaver to share why his firm wants to work in Richland.

He said he’d watched Richland for 20 years but was initially reluctant to venture in because of its dependence on federal spending on the Hanford cleanup.

In time he saw it develop into a popular alternative for people escaping crime and other issues in larger cities. He told Richardson he likes the location, noting that the Tri-Cities is within driving distance of urban areas and not in the hinterlands of Montana.

He cited his hometown, Bend, Ore., as a model for development. He said he misses the community that existed before it became a “bougie” center for second homes and resorts.

“We want to honor the past but embrace that it needs to grow to thrive,” he said of Richland.

Cascadia’s vision

Cascadia focuses on office, retail and apartment development and has been involved with hundreds of developments worth several billion dollars, he said. It is experienced with waterfront projects.

It has been involved with the Vancouver, Wash., waterfront development, and has worked on the shore of Lake Oswego, an affluent Portland suburb.

He made several commitments to council members who said they don’t want to partner with a developer who sells officials on a big vision, then fails to deliver.

Copenhaver pledged that whatever vision emerges for Columbia Point, his firm will complete the job. Building in phases is a realistic approach to manage economic cycles, but he said his firm doesn’t leave projects unfinished.

“We have a reputation for delivering on what we promise,” he said.

It isn’t an idle issue given the past experience with the previous developer that led Richland to pause its work at Columbia Point two years ago.

Copenhaver also committed to respect the public process, spurred by outgoing Mayor Terry Christensen.

Christensen said Richland residents will have opinions about the waterfront and about the views of the river they enjoy from George Washington Way. Copenhaver noted that state law requires developers to contemplate how they impact on views, which he committed to following.

He advised the city create design guidelines to guide development.

He also pledged not to simply create a playground for affluent residents after one city official expressed concern about creating the impression of a waterfront millionaires’ club.

He stopped short of committing to providing a specific number of affordable apartments or residences. When asked if there is a formula that specifies how many units would be required at Columbia Point, he said “The easy formula is none” before adding that the Cascadia team does “support” affordable housing.

The city’s vision

Richland shared its vision for the Columbia Point property when it released its Request for Qualifications in July.

In addition to the usual qualifications such as prior experience and ample access to money, the city said it wants to create a “regional draw” at the site.

That includes a mix of residential, commercial, and experiential offerings.

“Concepts for this area should include street-level, pedestrian-friendly uses, and amenities such as restaurants, specialty shops, tasting rooms, juice bars, boutique retail, spas, entertainment venues and/or other attractive uses for eighteen (18) hour activation.”

The city indicated a preference for “hidden” or underground parking and buildings at least two stories tall. A second cruise ship dock could be developed there too, it said.

Cascadia and the other two candidates were scrutinized on a 170-point scale based on experience, references, financial stability, meeting the city’s minimum qualifications, providing a benefit to the city and an interview/presentation.

Cascadia was the best of the applicants, Wallner said.

“We believe they are the most qualified developer,” she said.

Of note, the Richland Rivefront Hotel, formerly the Shilo Inn, property borders the Columbia Point site and while it could be an attractive addition to the overall package, it is not available for redevelopment.

The city, which owns the land, extended the land lease until at least 2059. Traum Ventures of Portland is the current hotel operator.

View the city council workshop on Richland’s City View site, bit.ly/495qwjr. The Columbia Point conversation starts at 46:34.

Sign Up: Boom Town Tri-Cities

Stay up to date on Tri-Cities growth and development with our weekly business newsletter. Get the latest on restaurant and business openings and closings, plus the region’s top housing and employment news. Click here to sign up. In your inbox every Wednesday.