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.
Bail Bondsman Henrico VA Richmond VA
Community

Local couple wins wedding at Lewis Ginter


Richmonders Jim Morgan and Dan Stackhouse were married at Lewis Ginter Botanical Garden in Lakeside Mar. 7 month after winning the Say I Do! With OutRVA wedding contest in February. The contest was open to LGBT couples in recognition of Virginia’s marriage equality law, which took effect last fall. The wedding included a package valued at $25,000.

Morgan and Stackhouse, who became engaged last fall on the day marriage equality became the law in Virginia, have been together for 16 years. They were selected from among 40 couples who registered for the contest. The winners were announced at the Say I Do! Dessert Soiree at the Renaissance in Richmond in February. > Read more.

Fourth-annual Healy Gala planned


The Fourth Annual Healy Gala will be held Saturday, Apr. 11, at The Cultural Arts Center at Glen Allen from 7 p.m. to 11 p.m.

The event was created to honor Michael Healy, a local businessman and community leader who died suddenly in June 2011, and to endow the Mike Healy Scholarship (through the Glen Allen Ruritan Club), which benefits students of Glen Allen High School.

Healy served as the chairman of Glen Allen Day for several years and helped raise thousands of dollars for local charities and organizations. > Read more.

Ruritan Club holding Brunswick stew sale


The Richmond Battlefield Ruritan Club is holding a Brunswick stew sale, with orders accepted through March 13 and pick-up available March 14. The cost is $8 per quart.

Pick-up will be at noon, March 14, at the Richmond Heights Civic Center, 7440 Wilton Road in Varina.

To place an order, call Mike at (804) 795- 7327 or Jim at (804) 795-9116. > Read more.

Page 1 of 124 pages  1 2 3 >  Last ›

Entertainment

Weekend Top 10


Two events this weekend benefit man’s best friend – a rabies clinic, sponsored by the Glendale Ruritan Club, and an American Red Cross Canine First Aid & CPR workshop at Alpha Dog Club. The fifth annual Shelby Rocks “Cancer is a Drag” Womanless Pageant will benefit the American Cancer Society and a spaghetti luncheon on Sunday will benefit the Eastern Henrico Ruritan Club. Twin Hickory Library will also host a used book sale this weekend with proceeds benefiting The Friends of the Twin Hickory Library. For all our top picks this weekend, click here! > Read more.

A taste of Japan

Ichiban offers rich Asian flavors, but portions lack

In a spot that could be easily overlooked is a surprising, and delicious, Japanese restaurant. In a tiny nook in the shops at the corner of Ridgefield Parkway and Pump Road sits a welcoming, warm and comfortable Asian restaurant called Ichiban, which means “the best.”

The restaurant, tucked between a couple others in the Gleneagles Shopping Center, was so quiet and dark that it was difficult to tell if it was open at 6:30 p.m. on a Monday. When I opened the door, I smiled when I looked inside. > Read more.

One beauty of a charmer

Disney’s no-frills, live-action ‘Cinderella’ delights

Cinderella is the latest from Disney’s new moviemaking battle plan: producing live-action adaptations of all their older classics. Which is a plan that’s had questionable results in the past.

Alice in Wonderland bloated with more Tim Burton goth-pop than the inside of a Hot Topic. Maleficent was a step in the right direction, but the movie couldn’t decide if Maleficent should be a hero or a villain (even if she should obviously be a villain) and muddled itself into mediocrity.

Cinderella is much better. Primarily, because it’s just Cinderella. No radical rebooting. No Tim Burton dreck. It’s the 1950 Disney masterpiece, transposed into live action and left almost entirely untouched. > Read more.

Page 1 of 122 pages  1 2 3 >  Last ›







 

Reader Survey | Advertising | Email updates

Classifieds

Sr. SAS Programmer Analyst w/MS degree & 1 yr. exp.: provide analytical support to perform data analysis, backend testing, adhoc reporting, custom./modify. to standard reports, dev. strategies to increase bus.… Full text

Place an Ad | More Classifieds

Calendar

Twin Hickory Library will host a discussion of the All Henrico Reads book, “Silver Sparrow,” by Tayari Jones at 7 p.m. Newcomers are welcome. For details, visit http://www.henricolibrary.org/ahr Full text

Your weather just got better.

Henricopedia

Henrico's Top Teachers