A new look for Innsbrook?
By Tom Lappas, Citizen Editor 12/11/12
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.
More than 300 participants took the plunge for charity Feb. 25 at The Shops at Willow Lawn, raising $40,000 for the Special Olympics of Virginia as part of the 2017 RVA Polar Plunge Fest. Participants jumped into frigid water as part of the event, having raised money through donations leading up to the event.
“At Special Olympics Virginia, our vision is to inspire the first unified generation; a generation of people who respectfully include each other in the school, in the workplace, in the community,” said Rick Jeffrey, Special Olympics Virginia President. “Plunging this past Saturday included people with intellectual disabilities and those without; people of all ages, genders, races and religions; students and teachers; doctors and lawyers; military and law enforcement; one for all; all for one." > Read more.
CancerLINC's 11th annual "It’s in the Bag" event raised more than $50,000. The event, presented by Virginia Cancer Institute, was held at The Westin Richmond in Henrico Feb. 2 and was attended by more than 200 people.
“It's in the Bag” included handbag designer Thaddeus DuBois and his family from Syracuse, Ind. DuBois brought four handcrafted handbags, which were auctioned off and raised more than $4,000. Three autographed handbags from “Sex and the City” star Sarah Jessica Parker also brought funds. > Read more.
Citizen Staff Reports 02/28/2017 Features
Above, Varina’s Andre Watkins drives to the basket during the Blue Devils’ 52-51 win against Hampton in the Group 5A third-place game at Hermitage High School Feb. 25. Below, Tyrese Jenkins drives to the basket during the game. The Blue Devils (21-6 on the season), who earlier last month defeated Hermitage, 53-34, to earn a spot in the 5A state tournament, next will face Albemarle in that tournament. It is the program’s first trip to the state tournament since 2001 and first under fourth-year coach Andrew Lacey, who has turned around a team that was 6-14 during his first season. > Read more.
For the past two months, they showed up every day at the state Capitol, dressed in matching blazers and carrying pen and paper at the ready – the next generation of public servants carefully observing their superiors.
These young adults are known as pages. They are middle school and high school students from around Virginia who assist in everyday tasks at the General Assembly to experience firsthand how the legislative process works.
The program dates as far back as 1850, when the one page who worked was paid $2 a day. > Read more.
Citizen Staff Reports 02/27/2017 Features
The Capital Region Land Conservancy (CRLC) is seeking to raise $100,000 in 30 days to cover due diligence and closing costs associated with the historic Malvern Hill Farm. These include boundary survey, Phase I ESA, title search and insurance, recording fees, taxes, and legal work as well as a Section 106 review.
CRLC is scheduled to close on the purchase of the property May 31, and is asking community members to help support the site's acquisition. All donations will help CRLC leverage $1 million in matching funds. > Read more.
St. Joseph's Villa’s Flagler Housing & Homeless Services was one of three entities to earn the National Alliance to End Homelessness' Champion of Change Award. The awards were presented Nov. 17 during a ceremony at the Newseum in Washington, D.C.
NAEH annually recognizes proven programs and significant achievements in ending child and family homelessness.
Flagler completed its transition from an on-campus shelter to the community-based model of rapid rehousing in 2013, and it was one of the nation's first rapid re-housing service providers to be certified by NAEH. > Read more.
Richmond International Raceway's 13th annual Community Christmas tree lighting has been rescheduled from Dec. 6 to Monday, Dec. 12, at 6:30 p.m., due to inclement weather expected on the original date.
Entertainment Dec. 12 will be provided by the Laburnum Elementary School choir and the Henrico High School Mighty Marching Warriors band. Tree decorations crafted by students from Laburnum Elementary School and L. Douglas Wilder Middle School will be on display. Hot chocolate and cookies will be supplied by the Henrico High School football boosters. > Read more.
Given the warm weather lately, Saturday’s RVA Polar Plunge Winter Fest, benefiting Special Olympics Virginia, might actually be enjoyable! Other weekend events you’re sure to enjoy include the 14th annual Richmond Kids Expo at the Richmond Raceway Complex, the Richmond Symphony and The Taters in concert at The Cultural Arts Center at Glen Allen, and the Richmond Ballet Minds in Motion Team XXL performing at the Henrico Theatre. This is also the last weekend to check out HATTheatre’s production of “Bill W. and Dr. Bob.” For all our top picks this weekend, click here! > Read more.
- More News
Feb. 16, 2017Click here to read the print edition.
- More Entertainment
- More Obituaries
- More Community
- More Opinions
- More Sports