Innsbrook ushered in corporate lifestyle
In the late 1970s, there was nothing in the corporate world of Henrico County – or Greater Richmond – quite like what the mind of Sidney Gunst envisioned. Only a few years removed from college, Gunst was dreaming big.
“I had the idea that more was better,” he recalled.
Gunst’s thoughts became clearer as he traveled the country to observe office complexes, selecting pieces of what he saw elsewhere to help hone his vision for Henrico’s Far West End. He envisioned a corporate setting in which employees could feel comfortable amid lush, well-maintained surroundings; enjoy concerts, fitness trails and a library; and generally be surrounded by other like-minded people in a true community setting.
But dreams and ideas alone would not move dirt.
“I was an ambitious young 28-year-old with an idea and no money,” recalled Gunst, who at the time was working for the Pruitt family on a development project in Henrico’s Near West End.
That’s where ambition took over. Gunst approached two real estate investors – Henry Stern and David Arenstein – and sold them on his concept. With their funding and his determination, the Innsbrook Corporate Center soon came to life.
The development of Innsbrook – today an 850-acre community of more than 400 businesses, 22,000 employees, four residential subdivision, a post office, library, shops and concert venue – ranks 18th on the Henrico Citizen’s list of the 24 most significant events in Henrico history.
Bigger is better
As it turns 29 years old this month, Innsbrook is the second-largest employment center in Greater Richmond, and its development helped shape Henrico as a business-friendly county while setting in motion much of the subsequent development of the county’s West End.
Gunst’s motivation was simple.
“I wanted to go the next level of creating a live-work-play environment,” he said. “We were marketing it as the ultimate employee benefit plan.”
At the center of his concept was attractive, cohesive landscaping – something he felt was critical in order to provide the true sense of quality and community that would be key to attracting tenants. A small billboard erected at the site as its first building was being constructed in the early 1980s promised that the community would adhere to “a commitment to excellence.” Gunst was resolute in his determination to live up to that goal, implementing more stringent development and landscaping standards than Henrico County required, as a way to set the standard for western Henrico.
Though he was able to convince his key investors to come on board without much difficulty, convincing a corporate tenant to move to the far reaches of Henrico County – and away from the downtown corridor – proved much tougher.
“It was too far out, could we deliver long-term?” Gunst recalled, citing some of the common hesitancies he heard from businesses at the time. “Nobody wants to be the first one to move in.”
Finally, after two years of discussions, Gunst landed Innsbrook’s first tenant, Hewlett Packard. Construction on its facility began in late 1981, and the company moved into its new home in April 1982. Steadily, others followed. Today, Innsbrook is home to a number of major companies, including Capital One, Dominion Virginia Power, Humana Market Point, Markel Corporation, SnagAJob.com and a plethora of others.
In the mid-1990s, Highwoods Properties began a five-year process of buying out the remaining sites controlled by Gunst and his investors. That process was completed by 2000, and today Highwoods controls about 30 percent of the land in Innsbrook. The rest is owned by individual owners and businesses or real estate investment groups. (Gunst owns the Innsbrook Shoppes and serves on the Innsbrook Owners Association’s board of directors.)
Though his creation has been viewed as the epicenter of Henrico’s business community for decades, Gunst said it’s far from perfect.
“I make the joke that if I had know then what I knew later, I probably wouldn’t have done it,” he said. “It was not a fully refined plan.”
That was partially the result of county zoning regulations, which limited what could be built, and partially, Gunst said, the result of his own inexperience.
But the community soon will undergo a rebirth of sorts – a transformation that Gunst believes will make it more like the type of place it should have been to begin with. “Innsbrook 2.0,” as he terms the new concept, will make the community a more fully integrated, efficient place.
The goal is to create a true mixed-use setting, with more residential and retail space in close quarters to the existing office space. With such an extensive network of infrastructure already in place, it makes sense that it should serve more purposes, Gunst said.
He hopes the end result will be an environment in which people are less reliant upon automobiles, thereby helping to create a more sustainable community.
“Why would anybody want to have 22,000 cars leaving at 5 o’clock to drive to a shopping center to take up 22,000 parking spaces, to then drive home and take up another 22,000 parking spaces?” Gunst asked. Providing people with what they need within a short distance should eliminate many of those trips, he said.
Innsbrook doesn’t need to look far to see the same type of concept already taking shape at West Broad Village, in a development Gunst views as complementary. Rocketts Landing, another mixed-use community, continues to grow at the Henrico-Richmond line.
Innsbrook’s build-out as a business center took about 30 years, and Gunst anticipates it could take at least half as long for its rebirth to be completed. Once that happens, he said, “we can double the size, because we are a credible, desirable environment.”
Despite struggling like most others during the recent recession – Innsbrook’s vacancy rate rose as high as 22 percent – the community is now enjoying an upswing, with less than 10 percent vacancy.
The community’s resilience, Gunst believes, is proof that it is more than just a place to work. And though he scoffs at the notion that Innsbrook changed the course of West End development (“I think it would have [developed] regardless,” he said), there’s no debating the role it has played in the type of development that followed.
“I hope that we created a good example for a level of quality that affected people,” Gunst said. “We wanted to create more than Broad Street frontage. The market really embraced it.”
The Varina Ruritan Club hosted the winners of its 2014 Environmental Essay contest at its monthly meeting March 11 in Varina.
The contest, in its eighth year, was for the first time open to students in grades 3-5 at Varina Elementary School. (It previously was open to Sandston Elementary School students.)
The meeting included the winners, parents of the winners, Varina Elementary principal Mark Tyler and several teachers who were in charge of the contest at the school. > Read more.
For the fifth consecutive year, St. Christopher’s and Benedictine will play a varsity baseball game at Glen Allen's RF&P Park as part of a fundraising effort for the River City Buddy Ball program.
The game will take place Saturday, April 12, at 7 p.m., and the teams hope to raise $3,000 through donations, raffles and other efforts. Admission to the game is free, but fans who attend are asked to donate funds for the Glen Allen Youth Athletic Association's Buddy Ball program, which enables disabled children and teens to play baseball. > Read more.
The Henrico Division of Recreation and Parks will dedicate the Highland Springs Little League Majors Field in memory and honor of Rev. Robert “Bob” L. Spears, Jr., on April 12 with a ceremony at the field at 8 a.m.
Spears served the league as a coach and volunteer for 30 years and was praised as a pioneer for equality. His “Finish strong” motto embodied ethical perseverance on the field and in life. > Read more.
Do the Bunny Hop over to Meadow Farm on Saturday for an introduction to all the farm animals there! An introduction to “Global Sounds” – featuring Japanese, Indonesian, West African, Indian, and Brazilian music and dance performances – can be found at the University of Richmond. The University of Richmond will also host the annual Spider spring game, as well as the inaugural Spiders Easter Egg Hunt. For all our top picks this weekend, click here! > Read more.
Find out how your favorite dining establishments fared during their most recent inspections by the Virginia Department of Health. > Read more.
‘Muppets Most Wanted’ worthy of its franchise
Do Muppets sleep? It’s hard to say.
They don’t really eat (or breathe, as far as anyone can tell). And only occasionally do they have visible, functioning legs.
As far as anyone knows, sleeping might be off the table. And that makes it very hard to accuse the Muppets of sleepwalking through their latest feature, Muppets Most Wanted – even if that’s exactly what’s going on.
Jim Henson’s beloved creations were back in a big way after 2011’s The Muppets, with fame and fortune and even an Oscar, a first for the group (“Rainbow Connection” was nominated, yet somehow failed to collect at the ’79 ceremony). > Read more.
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