Henrico County VA

A new look for Innsbrook?

Supervisors to consider urban mixed use proposal Dec. 11
Above, left, the Innsbrook site on which Highwoods Properties plans to build a mixed-use development, as it looks today. At right is the proposed redevelopment. (Courtesy Highwoods Properties)




A new era for the Innsbrook corporate center could begin officially this week, pending approval from Henrico County’s Board of Supervisors.

The board will hear a request Dec. 11 by Highwoods Properties to redevelop a 39.46-acre section of the 630-acre corporate center as an urban mixed-use tract, allowing for as much as 2.3 million square feet of commercial and residential development – including 1,230 residential units. The Planning Commission recommended the plan for approval at its Nov. 8 meeting.

Supervisors rezoned most of the site – 36 acres – to the then-new urban mixed use classification as part of a larger case in 2005 that sought to breathe new life into the Far West End community by allowing a variety of uses in close proximity to each other, similar to the communities of West Broad Village and Rocketts Landing. Highwoods’ current proposal would establish conditions on the entire 39.46-acre site, which is located generally between Cox Road, Sadler Road and Nuckols Road.

During a work session last month, the board heard its first formal presentation about the proposal for the project.

Planning Director Joe Emerson told supervisors that his staff generally supports the plan but objects to a proposed Highwoods proffer that would require the county to pay for right-of-way acquisition and permits related to road improvements for the project. (Highwoods must construct an additional eastbound lane on Nuckols Road between Sadler and Cox roads and an additional westbound lane on Nuckols from Lake Brook Drive to the I-295 northbound ramp as part of the project.)

“We don’t feel we should be obligated to absorb the cost of those items,” Emerson said.

Some neighbors of the site have expressed concerns about traffic, which already is snarled along Nuckols Road during morning and evening commutes, and the proposed height of some buildings, the tallest of which would be 250 feet, or about 16 stories.

But Emerson said that Highwoods’ proposal – which would limit buildings within 150 feet of existing residential development to 45 feet in height and those between 150 feet and 300 feet of such development to 80 feet in height – was consistent with recommendations of his department’s 2010 Innsbrook Area Study. That study set guidelines for a variety of future urban mixed use projects in the community, in order to establish consistency in building heights, landscaping, streetscaping, parking, signage and a variety of other features.

Still, “there is no doubt that you’re going to be able to see the tall buildings,” Emerson said.

Board Chairman Dick Glover (Brookland District) and Supervisor Pat O’Bannon (Tuckahoe District) both expressed some concerns about a proposed one-lane roundabout that would be constructed at the intersection of Sadler Road and Sadler Place, about 600 feet south of Nuckols Road.

“Drivers around here, I don’t think they’re used to this, and it bothers me a lot. . . that this is more an impediment,” O’Bannon said.

But Deputy County Manager Tim Foster told the board that the roundabout – which might cost about $200,000 and could be the first public roundabout built in the county – would be safer than a traffic signal, which would cost between $150,000 and $250,000. Traffic at the intersection wouldn’t yet warrant a signal, and locating an additional signal so close to Nuckols Road could create traffic flow challenges, he said – whereas a roundabout would be more effective in keeping vehicles moving.

Foster noted that roundabouts are different from traffic circles; the latter typically are larger, involve more lanes and more merging traffic and may present more opportunities for confusion or traffic accidents.

Roundabouts, he said, are smaller, typically involve just one lane of traffic and are used in less-congested areas to keep traffic flowing better than it would otherwise. On the rare occasions when accidents do occur at roundabouts, they’re usually less severe because vehicles are traveling at a lower rate of speed than they would be otherwise, he said.

Glover conceded that he would support the plan if it were deemed the safest option.

Some residents have expressed concerns that construction of the roundabout would eliminate direct access from Sadler Road to Nuckols Road, but Emerson said that wasn’t entirely accurate. The new roundabout would shift Sadler south into its old roadbed but still theoretically provide drivers the chance to connect to Nuckols without stopping.

Responding to residents’ concerns that more development would worsen traffic, Emerson agreed that the initial impact could boost traffic numbers. But he said that the ultimate outcome of urban mixed use development often is a reduction in traffic, because some residents also work and/or shop within the same community.

“The UMU district is intended to provide flexibility not otherwise available in the zoning ordinance to achieve a unique destination, conveying a “sense of place,” and providing a desirable destination to live, work, and recreate,” planners wrote in a report about the proposal.

Emerson told the board that as the project takes shape and residents move in, some benefits would become noticeable.

“You’ll have people coming and going over the whole day – not just at two peak times,” he said.
Community

Holman student named Miss Va. Coed Junior Teen


Holman Middle School student Victoria Nguyen recently was named Miss Virginia American Coed Junior Teen after competing in the Miss Virginia American Coed pageant in Williamsburg. She was the youngest competitor in her division. Nguyen now will advance to represent Virginia at the 2015 Miss American Junior Teen Pageant at Walt Disney World in Florida in November. > Read more.

Companion Extraordinaire to honor veterans May 14

Companion Extraordinaire Home Care and Skilled Services will be honoring veterans and current military members May 14 at 11 a.m. The event will take place at 5311 Lakeside Avenue.

Companion Extraordinaire dedicated a hall in its new Lakeside office as a “Wall of Honor” and will be presenting 13 military service men and women with certificates as well as placing their service photos on the wall.
> Read more.

Henrico student among 3 vying for national $10,000 scholarship

Public vote open through Friday to select winner
Henrico resident Haley Malloy is one of three national finalists for a $10,000 scholarship, whose winner will be determined by the vote of the public.

Malloy is a finalist for The Goddard School Anthony A. Martino Scholarship, which is open annually to any high school junior or senior who graduated from a Goddard School pre-kindergarten or kindergarten program. Applicants are evaluated based upon the work ethic and perseverance they have demonstrated – two key characteristics of Martino, the founder of the Goddard School franchise system. > Read more.

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Entertainment

More than monkey business

Disneynature’s ‘Monkey Kingdom’ is its strongest yet

“Did you know monkeys could swim?” asks Tina Fey in Monkey Kingdom. While she’s asking, a toque macaque (a two foot-long monkey with red-white fur and great hair) breast-strokes under the surface of a pond, yanking out lily pad flowers by her teeth and dragging them ashore to munch later.

Turns out monkeys can swim. And slide down telephone poles. And do the thing from Flashdance where you bring down a cascade of water on your head and shake it off in slow-motion.

All will happen in Monkey Kingdom, the eighth film in nine years from Disneynature, Disney’s wildlife documentary outlet. > Read more.

Weekend Top 10


Relax this holiday weekend with Fridays Uncorked at Southern Season – taste wines from the Roman Empire! Or at James River Cellars who is hosting “Experience Virginia” – sample Virginia wine, beer, cider and mead. And what goes better with wine than strawberries – an annual tradition in Varina, the Gallmeyer Farms’ Strawberry Fields Festival is tomorrow. Other fun happenings this weekend include: “A Little Princess” at The Cultural Arts Center at Glen Allen; weekly dance at American Legion Post 125; and National Theatre Live’s “Man and Superman” at the University of Richmond. For all our top picks this weekend, click here! > Read more.

CAT Theatre announces 2015-16 schedule, new partnership

Final performance of 2015 season – ‘Quartet’ – starts this week

CAT Theatre’s final show of its 51st season – Quartet by Ronald Harwood – will open May 22 and run through June 6. It will be the show’s Richmond-area premiere.

The theatre also announced its four-show schedule for its 52nd season, which will begin in October and continue into June 2016, and announced a new partnership with The Bifocals Theatre Project, an outreach program into senior communities in the Richmond region. > Read more.

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