A new look for Innsbrook?

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.
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Rolls-Royce supplier lands in Henrico


A United Kingdom-based supplier for Rolls-Royce has established an office and manufacturing center at the Byrd Industrial Park in Eastern Henrico, the Greater Richmond Partnership announced July 18.

Erodex Ltd., a graphite products maker, recently signed a five-year agreement with Rolls-Royce to supply goods to the automotive company's Crosspointe campus in Prince George, Va. Erodex invested $2 million and hired four to quickly ramp up production for its client. > Read more.

New Walmart opens in Eastern Henrico


JULY 19, 7 A.M. – Eastern Henrico's first Walmart Supercenter opens to the public today at 5001 Nine Mile Road. The store, which occupies about 190,000 square feet and employs about 300 people, is located at the site of the former Fairfield Commons Mall, which is now known as Eastgate Town Center. > Read more.

Unattended oily rags cause fire in commercial building near Richmond Raceway


Unattended oily rags that spontaneously combusted caused an early morning two-alarm fire Tuesday in a commercial building in the 3800 block of Carolina Avenue, across from Richmond Raceway.

Henrico firefighters were called at about 5:10 to respond to reports of smoke coming from the building. Once they arrived five minutes later, they found thick smoke pushing from the rood on two sides of a warehouse whose tenant specializes in woodworking and hardwood floors. > Read more.

Crime Stoppers’ Crime of the Week: July 17-23, 2017


Crime Stoppers needs your help to solve a Hit & Run in the City of Richmond.

The crime occurred in the Carver neighborhood at the intersection of West Broad and Goshen Streets, around 6:45 p.m. on Sunday, May 7. Officers were told the victim was on his motorcycle and traveling westbound on West Broad Street. > Read more.

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A sample of property transactions during this period appear below:

5304 Coxson Rd. – $126,500, 1,819 SF (built in 1953), from Madeline M. Weaver to Kyle and Aja O. Powers.

2451 Yarnell Rd. – $140,700, 1,196 SF (built in 1972), from Albert C. and Mary E. Nolan to Albert C. Nolan Jr.

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July 2017
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Innsbrook After Hours will host the K95 Countryfest with three shows at the Innsbrook Pavilion: July 7 – Granger Smith, Michael Ray and Brett Young at 6 p.m.; July 8 – Dustin Lynch, Seth Ennis, Drew Baldridge and Brinn Black at 5 p.m.; and July 9 – Brett Eldredge, Walker McGuire and Carly Pearce at 5 p.m. Gates open one hour prior to start time. Tickets start at $20. Rain or shine. For tickets and more information, call the IAH Hotline at 423-1779 or visit http://www.innsbrookafterhours.com. Full text

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