Henrico’s draft Comprehensive Plan recommends preservation of 50% of Varina as rural, increased density in pockets of the West End

With Henrico County almost “fully built out,” county leaders have shifted their focus to redeveloping decaying commercial corridors and preserving large swaths of rural land in Varina, according to Henrico Planning Director Joe Emerson.

The county’s draft 2045 Comprehensive Plan, which the Henrico Planning Commission is set to vote on Thursday, envisions that almost all of the southeastern half of the Varina District ultimately be designated as Prime Agriculture/Rural Conservation (PA/RC) land – a new zoning categorization – to limit further development. Under the PA/RC zoning, new residential developments would need to adhere to a one-unit-per-five-acres regulation.

To compensate for this density reduction, the plan also suggests adjusting the zoning for 10% of the rest of the county, mostly increasing density via infill development in small areas already close to developed corridors. Henrico would continue to encourage the redevelopment of 21 targeted areas – most located in Western Henrico – and also would implement new redevelopment plans for the former Best Products site, Brook Road corridor, and the Lakeside Avenue corridor.

County leaders held two public meetings last week to present the draft plan (one in Western Henrico and a second in Eastern Henrico), which attracted a combined 300 attendees. Three Chopt District Supervisor Misty Roundtree said she is “proud” of the current draft and the years-long amount of work that went into it.

“I think it’s a very forward-thinking comp plan. It’s sustained and smarter growth, as opposed to 20 years ago when it felt more like just growth,” Roundtree said. “Really recognizing that we don’t have a whole lot of space, so doing the best with what we’ve got currently.”

Both Roundtree and Varina District supervisor Tyrone Nelson said that after hearing concerns from community members about the tight deadline for public comment, the board of supervisors likely would delay its final vote until the end of July, although Nelson said he does not want to extend the process for “months-long.”

Despite some community concerns, Roundtree believes that the plan adheres to new state law that will go into effect July 1, which requires localities to implement an environmental justice strategy as a part of the comprehensive plan.

The plan’s “Our Environment” chapter outlines policies and strategies for the county to protect floodplains and conservation areas, establish pollinator corridors, reforest urbanized areas, and support the development of public transit and uses of green energy.

The Comprehensive Plan is used as a guide for future land use by county officials, including planners, the planning commission and the board of supervisors, but its adoption will not automatically rezone any land in the county. Rather, the plan will provide a basis for those entities to weigh how future development proposals would fit, or not fit, into the plan's vision.

Some residents push for more pedestrian infrastructure, high-quality businesses in Eastern Henrico

The draft plan also includes a chapter on roads and transportation, outlining dozens of sidewalk improvements, crosswalk upgrades, new sidewalks, new biking and walking trails, and major road improvements planned during the next 20 years. But many residents still have concerns about the county’s overall lack of pedestrian infrastructure and car dependency.

Jarvis Booker, who lives in Eastern Henrico, said that due to the lack of bike lanes and biking trails in the area, he is forced to ride his bike on major roads with his back facing traffic.

“I was concerned about the fact that we had blocks in the area where it wasn’t safe to walk or bike,” he said. “Henrico doesn’t really have bike lanes in the East End, except all the way down at the end of Laburnum Avenue.”

Brinda George, who lives on North Airport Drive near Highland Springs, said that the contrast between Richmond City and Henrico is clear when she attends church in Ginter Park, a Richmond neighborhood near the Eastern Henrico line. Unlike Ginter Park, her own neighborhood has no bike lanes and barely any sidewalks.

“I’m very, very upset that the county does not have more dedicated bike lanes and does not make things safer for pedestrians,” George said. “In Ginter Park, they have speed bumps in the road and they have sidewalks, with groves of people walking there, mothers strolling babies. But in our area, there’s just nothing – no safety features, no speed bumps, no sidewalks, nothing.”

According to community meetings and surveys over the past few years, around 98% of county residents are reliant on cars, and one-third to half of residents identify pedestrian safety as their main concern.

Residents also said that the county needs to prioritize redevelopment projects in areas of Eastern Henrico like Nine Mile Road and Williamsburg Road. Attracting high-quality, community establishments such as grocery stores, coffee shops, nice restaurants, and high-end department stores could deter crime and improve residents’ quality of life in the area, they said.

Since moving to Highland Springs in 1987, George said that the area has seen more crime in recent years, with criminal activity moving up Nine Mile Road from Richmond.

“Nine Mile Road is deteriorating because the oldsters are gone and there’s not as many people to support businesses that are useful and attractive,” she said. “My son comes to visit me sometimes from D.C., and now I’m afraid for him to be out at night because of stray bullets. I’m afraid for myself to go out in the evening too, and I’m really, really upset because Nine Mile Road is my main thoroughfare.”

Lifelong Henrico residents Melba and Natalia, who live near Williamsburg Road, said that they have witnessed dozens of stable stores like Ukrop’s, Sam’s Club, and Kmart leave the corridor. Now, most of what is left are car washes, vape shops, dollar stores, and empty buildings.

“I don’t think Henrico County is trying to entice the nicer shops and restaurants to come here,” said Natalia. “Places like Ford’s Garage and Red Lobster, the ones in Short Pump, those types of restaurants are not coming here. And when I take my granddaughter to the movies, before the movie starts, we’ve got an hour to get there because there are no theaters around here.”

In addition to Williamsburg and Nine Mile roads, the county also has outlined redevelopment plans for other Eastern Henrico areas such as the Route 5 corridor, Sandston, Highland Springs, and Mechanicsville Turnpike. 

Another change envisioned by the proposed Comprehensive Plan would shift 1,100 acres in Sandston, currently zoned for office space and residential neighborhoods, to Light Industry to allow for 17 new QTS data centers – a proposal already approved in 2024.

Henrico County’s purchase of Wilton Farm for the new Henrico Schools Living Building and Varina Farms for historic preservation efforts also would rezone those areas from Urban Mixed Use and Prime Agriculture to Government zones.

Liana Hardy is the Citizen’s government and education reporter. Support her work and articles like this one by making a contribution to the Citizen.