NORTHERN ROUTE 10 CORRIDOR PLAN Draft april 22, 2025

Contents

Overview

• Plan Area
• Community Outreach

Future Land Use Plan

• About the Land Use Plan
• Land Use Plan Categories and Site-specific Notes

Infrastructure Plan

Design Guidance

• Vision
• Corridor Design

Strategic Development Nodes

Implementation

Appendix

• Table of Figures
• Existing Conditions
• Opportunities and Challenges Summary

Overview

The goal of the Northern Route 10 Corridor Plan is to provide thorough guidance for future growth and development within the plan boundaries. This will be done by understanding and addressing the needs of this area through community input and recommendations from county departments. This plan is a component of the county’s Comprehensive Plan. Overall, this plan will help to define the unique desires of the area and provide a guide for the county to reference as development continues.

Plan Area

The Northern Route 10 Corridor Plan consists of properties along Iron Bridge Road (Route 10) from the southern boundary of the Ridgedale Special Focus Area (SFA) Plan to the Chesterfield County Airport/Route 288 and contains approximately 858 acres. The Plan area is comprised of 840 parcels with 540 individual property owners.

Community Outreach

Community input is the foundation of long-range planning. The community outreach strategies utilized for this corridor plan included opportunities for residents and community stakeholders to engage with the county and address any questions or concerns regarding the creation of this plan.

In November 2024, the initial phase of community outreach involved a citizen survey to gather ideas for the goals and visions outlined in the plan. Information about the survey was posted on the county website, promoted in weekly county newsletters, and advertised during the first community meeting. Paper copies of the survey were available in addition to the online portal. The survey was open from Oct. 22 to Nov. 22 and resulted in a total of 57 responses.

Community Survey Summary

There were 57 unique respondents to the survey. Of those, 48% lived within a zip code directly containing the corridor area. Below is a summary of the most frequent responses collected during community engagement

Community Open House

The first community meeting for the corridor plan was held in November 2024. Opportunities for attendees to comment on the corridor plan were present and documented. Information on the community survey was also available during this meeting.

Existing Strengths

• Commercial business
• Undeveloped land
• Easy to access highway
• Tree-lined route

Existing Weaknesses

• Bike and pedestrian safety
• Lack of connectivity between parks, businesses, etc.
• Traffic and road infrastructure
• Lack of restaurants and grocery stores

Opportunities

• Bike and ped infrastructure improvements
• Local restaurants, shopping centers, grocery stores, offices
• Preserve greenery
• Infill of townhomes and apartments

Concerns

• Continued development pattern of auto-oriented uses
• Lack of growth
• Higher-density residential development
• Altering the character of the area

Future Land Use Plan

About the Land Use Plan

The purpose of the Land Use Plan is to serve as a guide for zoning, land use, and development-related decisions. The Land Use Plan includes recommendations for density and growth, and it provides general design standards for future development. Land uses that do not align with the categories reflected in the Land Use Plan may be appropriate if efforts are made to minimize impacts on surrounding land uses. Flexibility with uses may include assembling land for cohesive development, utilizing quality design and materials, and incorporating interesting architecture and site design into new developments to encourage investment.

Step-by-Step Process

Though the land use categories and map are the foundation of this corridor plan, the Plan provides policy guidance beyond land use categories alone.

• Locate the Land Use designation on the Future Land Use Map.
• Refer to the Rezoning Guidance found in Chapter 10: Land Use to align with the uses depicted in the zoning ordinance.
• Refer to the Infrastructure Plan for connectivity and utility guidance.
• Refer to the Design Guidance section for the vision and examples of appropriate development.
• Refer to the Strategic Development Nodes for specific examples of development at Kingsland Glen intersection and Whitepine intersection areas.

Land Use Plan Categories and Site-Specific Notes

Suburban Residential II

This category recommends a density of two to four dwelling units per acre. Appropriate residential uses include single-family dwellings on lots from 12,000 to 25,000 square feet. Dwellings on smaller lots may be acceptable if design elements and development standards are used to enhance the quality of the area, and if primary access is directly to a major roadway.

Medium-High Density Residential

This category recommends a density minimum of four to eight dwelling units per acre. Appropriate residential types include single-family, two-family, zero-lot-line, townhouse, condominium, and multifamily dwellings.

Neighborhood Business

This category encourages commercial uses that serve neighborhoods found within a small geographical area. This may include grocery stores, clothing stores, medical clinics, hardware stores, and restaurants. The category supports the conversion of existing single-family structures into office uses. Automobile-oriented uses such as gas stations, drive-throughs, and auto service uses are not supported. Self-storage is not supported.

Community Business

This category encourages commercial uses that serve community-wide trade areas. Uses may include large grocery stores, department stores, home centers, and limited repair services. Limited outside storage may occur as an accessory use. Auto-oriented uses may be allowed in these areas. Self-storage is not supported.

Community Mixed Use

This category recommends a minimum density of 12 dwelling units per acre, plus integrated commercial uses that serve community-wide trade areas. Higher-density residential uses should not be the predominant use. Residential uses may be incorporated and integrated vertically or horizontally. Self-storage, gas stations, and other auto-oriented uses should be prohibited.

Industrial

This category allows for moderate to intense manufacturing uses. This may include paint, tobacco products, paper, rubber, plastic, and cement manufacturing; truck terminals; and boat repair.

Conservation/Recreation

This category promotes the preservation of county parklands which provide environmental and recreational benefits to the community. This designation encourages the connection of nearby parks to new development and surrounding communities within the county.

Note 35

Within the Neighborhood Business area on the east side of Iron Bridge Road and the south side of Kingsland Road, a mixture of residential and nonresidential uses may be appropriate with the following considerations:

• Internal connectivity between lots, parcels, and uses is provided. The site is designed to fully integrate residential uses with nonresidential uses through, but not limited to, pedestrian, bicycle, and open space links.
• Public wastewater and public water infrastructure must be extended to the area.
• Adequate land is assembled to minimize the impact on surrounding land uses.
• Development has appropriate transitions to protect adjacent existing or plan-recommended single-family residential areas.
• Quality, upscale, and innovative architecture, and site design are employed to provide a positive first impression on visitors and potential residents.
• Self-storage and automobile-oriented uses such as gas stations, car washes, and auto service uses should not be a part of any mixed-use project here. Drive-throughs are supported with robust landscaping, unique architecture, and pedestrian-friendly site design.

Infrastructure Plan

Pedestrian and Bicycle Improvements

The Northern Route 10 Corridor has the potential for a more robust bike and pedestrian network to connect neighborhoods, shopping centers, and nearby community facilities. As outlined in the Bikeways and Trails Plan (PDF) chapter of the Comprehensive Plan, developing a safe, accessible bicycle and pedestrian network is important for establishing connectivity and recreational opportunities in the community. This plan amends the countywide comprehensive Bikeways and Trails Plan, providing specific guidance on facility types for routes through the Northern Route 10 Corridor, while also adapting some existing routes to better serve existing and future development.

The map in Figure 3 recommends facility types for the corridor and adjacent areas. The network consists of off-road facilities including shared-use paths (SUPs) and sidewalks. The recommendations of this plan build on existing infrastructure such as sidewalks and bike lanes that do not currently accommodate both walking and biking. Future public and private developments in the corridor plan area will continue these improvements by building appropriate bike and pedestrian facilities and connecting them to nearby infrastructure.

Crosswalks should be constructed at the intersections along Route 10 highlighted in this plan to ensure adequate and safe pedestrian crossings and to enhance walkability and connectivity within the area. The use of signalized crosswalks is recommended by this plan based on existing infrastructure and road volumes throughout the corridor.

Utilities

A significant portion of this plan area lacks proper access to water, and wastewater as highlighted in. Typically, these areas are residential and developed prior to the extension of public utilities to the area. Limited access areas include the section between Cogbill Road and Irongate Drive as well as the lower half of this plan area between Beulah Road and Route 288. For example, nearly a mile of sewer line is needed to connect from existing Kingsland Road infrastructure to Iron Bridge frontage properties next to Harry G. Daniels Park.

Future development within the limited access areas should work to address this issue through funding connections to public water/wastewater lines. For existing development, residents and property owners can request public water and wastewater service from the Utilities Department, which will advise the requestor of the location of the closest water or wastewater line. If a connection is not possible, residents and property owners can pursue the creation and funding of an Assessment District to pay for desired connections.

The areas highlighted in Figure 4 lack public water and/or wastewater service. For detailed information regarding the specific location of existing water/wastewater lines and costs to extend where required for new development and for existing residential areas that currently lack service, please contact the Chesterfield County Utilities Department.

Neighborhood Connections

As detailed in Chapter 6: Neighborhoods and Housing (PDF) of the Comprehensive Plan, it is important to create safe and convenient connections between neighborhoods to commercial areas and public spaces for drivers, cyclists, or pedestrians.

As development and redevelopment projects continue within this corridor, encouraging roadway linkages between neighborhoods will help to create more connectivity between existing roads and enhance community interaction within the development. Having multiple points of access to neighborhoods will assist in distributing traffic impacts and reducing traffic congestion along Route 10. In addition, encouraging connectivity will help to increase fire and police response times through quicker and more efficient access networks.

For larger undeveloped sites within the corridor, roads should provide through-movement to create a grid-like system. The use of cul-de-sacs in new developments is not encouraged, except for instances where environmental features would prevent road connections. In those cases, pedestrian paths should be used to connect sites.

Figure 5 shows potential neighborhood connections that could be attained through new infrastructure such as roads, shared-use paths, trails, or sidewalks.

Design Guidance

Vision

The section of Iron Bridge Road within the corridor plan is relatively undeveloped compared to similar corridors along US Route 1, Hull Street Road, and Midlothian Turnpike. While some of the existing development patterns are similar to other corridors, the corridor provides a unique opportunity to continue to have a unique feel, separate from other corridors.

The intention of this design guidance is to enhance the experiences of residents and visitors by shifting the focus away from auto-oriented uses. In addition, preserving the existing greenery along and around the corridor is strongly encouraged in this plan. This design framework will help to promote connectivity for new developments, redevelopment, and infill within the corridor. Emphasis on pedestrian infrastructure improvements will assist with these goals and help to make the area more livable. Connecting the corridor to nearby parks and other community facilities outside of the plan area is highly encouraged. To effectively enhance the overall aesthetic quality of the corridor, special focus should be given to site and building design within the areas outlined in the conceptual plans.

Corridor Design

Buffers and Landscaping

Properly landscaped streets are both a community amenity as well as an opportunity to employ passive stormwater management strategies. Unlike most commercial corridors, Route 10 is densely bordered by trees and other vegetation, providing an opportunity to preserve and encourage this type of landscaping in future developments. Landscaping adds to the beauty of neighborhoods and can play an essential role in stormwater management and maintaining water quality. Encouraged landscaping elements in this corridor include retention of existing healthy, mature trees along Route 10 and encouragement of landscaping standards in new developments.

Landscaping standards in new developments should match the existing vegetation in undeveloped, densely vegetated areas around the corridor. For developments on uncleared sites with existing dense vegetation, there should be a 75-foot buffer between roads and buildings. For developments on cleared or sparsely vegetated sites, there should be a 75-foot buffer between roads and buildings as well as 2.5 times the landscape C option 1 standard (small deciduous = 2.5 per 30 linear feet; large deciduous = 2.5 per 50 linear feet; evergreen = 2.5 per 30 linear feet; medium shrub = 2.5 per 10 linear feet).

Site Design

Connectivity

In many locations throughout the corridor, lack of connectivity creates excessively long and indirect trips between neighborhoods, schools, and shopping areas. Whenever possible, new developments should create streets and greenways that stitch together stand-alone developments or complete segments of larger pedestrian and bike routes. The following strategies should be utilized in future developments to create a more connected street grid:

• Creating multiple points of access in larger sites.
• Creating new connections by linking road segments through adjacent large parcels.
• Opening cul-de-sacs to foot and bicycle traffic.

Network examples:

Parking

Parking consumes space that could otherwise be used for open-space amenities or community-supportive development that connects residents and visitors to the area. Excessive off-street parking requirements for individual properties result in excess supply. When parking is located between the front of the building and the sidewalk, it makes access by pedestrians, bicycles, and transit more difficult and undermines the definition of the space of the street. To limit this development pattern within the corridor, the following parking design guidelines should be utilized:

Residential

• Use of alleyways and rear-loaded garages.
• Street parking.

Examples:

Commercial

• Parking lots are situated on the side of or behind buildings fronting the street.
• Retrofit of existing large parking lots into amenity spaces or new developments.

Example:

Amenity Space

Amenity spaces play a crucial role in creating community and establishing a sense of place in the area. Open spaces provide recreational opportunities, promote social interaction, and enhance the overall well-being of residents and visitors. This plan encourages the construction of amenity spaces in new developments that appropriately serve its intended users. Encouraged amenity spaces include but are not limited to:

Residential

• Neighborhood open green space.
• Outdoor seating and recreational areas.

Examples:

Commercial

• Walking paths
• Outdoor seating areas

Strategic Development Nodes

The strategic development nodes for this corridor will help to visualize potential development/redevelopment strategies that provide an enhanced experience for residents and visitors. The plan highlights different nodes throughout the corridor that serve as key anchor points for activity and investment in the area. The graphics and photo examples presented in these scenarios reflect one vision of how areas in the corridor may develop, however, development approaches should not be limited to these specific scenarios. The scenarios guide future development to integrate site design strategies that maximize the experiences of residents and visitors and allow for the efficient use of land.

To attain the goals outlined in the scenarios, rezoning of properties will likely be required. The plan should be referenced during the rezoning application process to ensure that new development/redevelopment is in line with the overall vision of this plan. Additionally, community input should be gathered during the rezoning process to refine any recommendations put forward by this plan.

The overall goal for this land use plan is to support higher-density, mixed-use nodes along the corridor to provide residents and visitors with greater access to businesses and amenities.

Iron Bridge Road and Kingsland Glen Drive

Connectivity within and between developments in this area should be encouraged to create a more walkable street grid. Reduced setbacks should be used in development standards to promote building frontage along the road. Parking should be located behind buildings and out of view from the public right of way on Route 10. Connecting existing pedestrian infrastructure to new developments within this area is recommended to ensure walkability and establish a more reliable pedestrian infrastructure network.

Site Design

Residential Uses

Variety of housing styles are appropriate including:

• Multifamily
• Townhomes
• Small-lot single-family duplexes

Interesting architectural design including:

• The use of quality materials such as masonry, brick, and stone
• Texturized facades
• Variety in roof styles

Housing that serves a diverse array of income levels

Examples:

Mixed Uses and Commercial

Combination of residential, retail, office, entertainment, and restaurant use including:

• Vertical mixed-use buildings containing residential uses above non-residential uses on the ground level.
• Standalone commercial uses.

Examples:

Amenity Spaces

Outdoor amenity spaces such as:

• Waterfront opportunity along the lakefront
• Formal plazas, including but not limited to a fountain splash pad or greenspace with seating
• Restaurants with patio space

Airport and Harry G. Daniel Park Area

Development in this area should encourage visitors coming in from the airport or visiting for sports tourism to stay and explore what the corridor has to offer. Connectivity within and between developments in this area should be encouraged to create a more walkable node for residents and visitors. Specifically, connections to nearby parks and recreational facilities such as Pocahontas State Park and Harry G. Daniel Park should be encouraged. Development should consider FAA restrictions and limited wastewater access in this section of the corridor.

Site Design

Connectivity

Key features of this node include the ability for visitors to the airport or the Diamonds at Iron Bridge to be able to minimize auto travel and traffic upon their arrival. The plan supports development that balances auto accessibility with pedestrian friendliness once visitors are in the node. Key features include:

• Sidewalks
• Crosswalks
• Connectivity between parcels and uses
• Road layout and stubs for future connections
• Shared parking among uses
• Alternative entrances to the park

Uses

Commercial center along airport frontage

• Hotel
• Local restaurant
• Bank
• Gas station
• Outdoor open space with seating and/or views of the airport runway

Sports tourism and recreation

• Connection to Harry G. Daniel Park and The Diamonds at Iron Bridge across Route 10.

Implementation

This corridor plan guides growth and development decisions. Planning is an ongoing process; the adoption of the corridor plan should not be viewed as the end of this process. Instead, the county should continuously work to align goals, policies, ordinances, processes, and programs with the vision and aspirations of the corridor plan. This implementation section identifies projects mostly associated with land development. As departments throughout the county undertake various projects, policies, and ordinances within their spheres of influence, this plan should be used to provide direction and guidance where appropriate.

Implementation occurs through many tools:

• Chesterfield County Strategic Plan (Blueprint Chesterfield)
• Zoning Ordinance
• Subdivision Ordinance
• Erosion and Sediment Control Ordinance
• Utilities Ordinance
• Water and Wastewater Facilities Plan
• Department Master Plans
• Capital Improvement Program (CIP) and Budget Process
• Revitalization, infill, and economic development strategies and plans
• Planning Commission, Board of Supervisors, and County Administration Policies
• Partnerships among civic organizations and private entities.

Recommendations

Community facilities

• Harry G. Daniel Park: Seek funding for improved entrance signage visibility and landscaping to the park entry from Route 10. Support the development of active and passive park facilities to increase their value to the community and future development in the corridor. The department/organization lead for this recommendation is Parks and Recreation.

Incentives

• Local Restaurant Start-Up Opportunities: Explore funding opportunities to incentivize small, local restaurants to locate within the corridor. The department/organization lead for this recommendation is Economic Development and Community Enhancement.

Infrastructure

• Shared-Use Paths, Sidewalks, and Crosswalks: Seek and secure funding for crosswalks with pedestrian signals, SUPs, and sidewalks - specifically at the areas noted on the bike and pedestrian infrastructure plan. SUPs should replace existing bike lanes along Route 10. Incorporate guidance from this plan into the Bikes and Trails Plan. The department/organization lead for this recommendation is Chesterfield Department of Transportation and Virginia Department of Transportation.

Transit

• Transportation Alternatives: Should the vision of this plan be realized, bus services and more frequent transit options may become viable for this area to meet demand and limit the need for road expansions. The areas outlined in the strategic development scenarios should be targeted first if bus transit becomes feasible. The department/organization lead for this recommendation is Planning Department and Chesterfield Department of Transportation supporting GRTC.

Appendix

The appendix sections are not to be adopted with the plan. The information shown in the appendix serves as background data and analysis that informed the draft plan document

Table of Figures

• Figure 1. Map Overview of the corridor plan area.
• Figure 2. Land Use Plan Map.
• Figure 3. Bike and pedestrian infrastructure plan.
• Figure 4. Map showing areas with limited existing wastewater service.
• Figure 5. Map showing Potential neighborhood connections.
• Figure 6. Example of existing dense vegetation along route 10.
• Figure 7. Landscape standard recommendations for vegetated and cleared sites.
• Figure 8. Landscape standard street-view graphic.
• Figure 9. Connections through adjacent parcels.
• Figure 10. Large site with multiple points of access.
• Figure 11. Alleyways in townhome development.
• Figure 12. On-street parking within a subdivision.
• Figure 13. Diagram of a parking lot designed to minimize impacts on the street and sidewalk.
• Figure 16. amenity space with pool, playground, and trails.
• Figure 14. Neighborhood open greenspace and stormwater management facility as amenity space.
• Figure 15. Shared greenspace between duplex development.
• Figure 17. outdoor seating area and green space.
• Figure 18. Playground with outdoor seating.
• Figure 19. Patio with seating area.
• Figure 20. Existing Watermark development site with vacant grocery store.
• Figure 21. Conceptual image of infill development at the Watermark Walmart site.
• Figure 22. Townhouses with quality material.
• Figure 23. examples of multi-family housing with quality materials and a variety of architecture.
• Figure 24. Vertical mixed-use with residential on top.
• Figure 25. Corner-facing office and retail mixed-use building.
• Figure 26. Two-story mixed-use commercial center.
• Figure 28. Waterfront restaurant with an outdoor patio.
• Figure 29. Restaurant with outdoor patio space.
• Figure 30. Fountain splash pad.
• Figure 31. Greenspace with seating.
• Figure 32. Parcels at the intersection of Whitepine and Iron Bridge.
• Figure 33. Conceptual image of example development at the intersection of Whitepine and Iron Bridge.
• Figure 34. Connectivity examples at the intersection of Whitepine and Iron Bridge.
• Figure 35. Hotel example.
• Figure 36. Outdoor seating area.
• Figure 37. Brewery/brewpub example.
• Figure 38. Pie chart showing area percentage of zoning districts within the corridor plan.
• Figure 39. Map showing existing zoning districts.
• Figure 40. Bar graph showing existing land usage by % of total acreage within the corridor plan area.
• Figure 41. Map showing existing land use within the corridor plan, as of December 2024.
• Figure 42. Bar graph showing land use plan category by % of total acreage within the sap.
• Figure 43. Map showing the land use plan for the northern route 10 corridor.
• Figure 44. Map highlighting environmental features of the sap.
• Figure 45. Map highlighting areas with the corridor with limited wastewater access.
• Figure 46. Map showing the community facilities serving the corridor area. 38
• Figure 47. Map showing the airport operational and runway approach areas within the corridor plan.
• Figure 48. Conceptual layout of Cogbill Park.
• Figure 49. Masterplan of Harry G. Daniel Park.
• Figure 50. Map showing existing sidewalk and bikeway facilities in and adjacent to the corridor.
• Figure 51. Map showing existing GRTC bus routes in relation to the corridor.
• Figure 52. Vdot vehicle accident data from 2016-2024 within sap.
• Figure 53. Northern Route 10 Corridor Plan Area Census Tracts.
• Figure 54. Table showing Demographic comparison between corridor census tracts and the county.
• Figure 55. Chart showing population trends between 2010 and 2020 censuses.
• Figure 56. Map showing existing zoning that allows for agricultural standards and auto-oriented uses.

Existing Conditions

Existing Zoning

The existing zoning districts within this plan geography consist of agriculture, commercial, industrial, office, and residential uses. Approximately 67% of the corridor is zoned to permit auto-centric uses such as gas stations, self-storage, and car washes to develop along the corridor. These auto-oriented uses are permitted by conditional use in commercial and agricultural zoning districts.

Existing Land Use

The existing land use in this corridor includes single-family residential, industrial, and commercial along Iron Bridge Road. Over 40% of land in this corridor is vacant, providing an opportunity for new types of development in the corridor. Current development patterns in this corridor include the conversion of single-family homes to businesses and the growth of religious institutions. Additionally, auto-oriented businesses and self-storage facilities have increased along this corridor.

Prior Land Use Plan

Under the prior land use plan, the recommended uses for this area include Industrial, Corporate Office, Neighborhood Business, Community Business, and Community Mixed-Use.

Based on current land use trends, adjusting the land use plan may help to better fit the needs of this area by supporting different types of development. The land use plan encourages a large segment of this corridor to be used for office space. From the existing land use patterns in the area and regionally, there may be limited demand for increased office development. Refining the land use plan for this corridor may help to further support existing needs and trends within the corridor.

Environment

The environmental features and water bodies present within this geography include perennial and intermittent streams, wetlands, and Resource Protected Areas (RPA). A large segment of wetlands exists to the west of the corridor, particularly near the county airport and along Cogbill Road. Streams with RPA buffers cross through the corridor at various points in the lower and middle sections of the plan area. A notable feature regarding the designated wetland areas includes their flat topography. These stream and wetland features impact the ability to connect neighborhoods.

These environmental attributes provide the area with a wealth of benefits through improving water quality, reducing erosion, promoting biodiversity, and increasing recreational opportunities. RPA delineations have been completed to protect these features by imposing restrictions on development.

Utilities

Existing utility conditions within the Route 10 Corridor include limited access to public wastewater between Beulah Road and Route 288, and south of Cogbill Road. Many parcels along the corridor will require the extension of public wastewater lines to develop.

The cost of extending the wastewater line may impose both economic and developmental constraints on the surrounding areas. This potentially limits how the existing land can be utilized, as a high-density residential development would not be suitable for an area without wastewater access. Commercial and industrial uses are limited as well without these connections. Septic systems may be considered as an alternative if a wastewater line extension is not possible, however, this would limit the uses in these areas. Further investigation into areas with limited access to county water and wastewater lines will be needed to develop potential solutions.

Community Facilities

Schools

Site evaluations for a new elementary school have been conducted by CCPS, some of which have fallen within the corridor boundaries. According to the Comprehensive Plan, new elementary schools should be on at least 20 buildable acres and have capacity for 1,000 students.

The elementary schools that serve this corridor include Beulah Elementary, Hopkins Road Elementary, J. G. Hening Elementary, and O. B. Gates Elementary. The middle and high schools serving this corridor are Falling Creek Middle, Salem Church Middle, Lloyd C. Bird High, and Meadowbrook High. In addition to the airport and park facilities, Fire Station 11 is located at the northern end of the corridor area.

Airport

The Chesterfield County Airport can be found towards the southwest section of this corridor. The airport is located approximately 12 miles south of Richmond, and less than 2 miles away from the Chesterfield County Government Center. The runway approach area and airport operational area boundaries are shown on the map, both of which intersect with the Route 10 Corridor.

The airport provides this corridor with potential growth opportunities as it continues to expand. With thousands of incoming flights annually, the corridor serves as the first destination for people exiting the airport.

Parks and Recreation

Located on Route 10 across from the Chesterfield County Airport, just outside the corridor plan boundary, Harry G. Daniel Park at Iron Bridge is the county’s largest regional park at 187 acres. It features 14 total baseball/softball fields including a six-field destination softball complex, The Diamonds at Iron Bridge. The park also includes soccer and football fields, basketball, tennis and handball/racquetball courts, picnic shelters, trails, fitness equipment, a playground, and the First Tee Chesterfield golf course.

Cogbill Park is a new neighborhood park that will include court games, a playground, an open play area, trails, restrooms, and picnic shelters. It is scheduled to open in fall 2025. Though the park is outside this corridor plan area, it will be connected to the area via Kingsland Glen Drive.

The Route 10 Corridor Plan area is a short drive to other nearby public facilities including Stratton Park and Pocahontas State Park, as well as private facilities at SwimRVA and the Ukrop Park soccer fields.

Existing Bikeways and Trails, and Sidewalk Facilities

The Chesterfield County Bikeways and Trails Chapter of the Comprehensive Plan (Chapter 14) provides guidance for the implementation of bike and pedestrian facilities within this plan boundary. Existing bikeways in this corridor include an on-road path along Iron Bridge Road. This path ends at White Pine Road towards the southern section of the boundary and continues north into the Ridgedale Special Focus Area.

Transportation

VDOT Vehicle Accident Data from 2016-2024 Within Corridor (Frequency)

Property Damage Only

• 523

Visible Injury

• 134

Severe Injury

• 18

Nonvisible Injury

• 7

Fatal Injury

• 4

According to data from the Virginia Department of Transportation (VDOT), the Average Daily Traffic (ADT) for Northern Route 10 ranges from 20,000-50,000 vehicles. The Thoroughfare Plan discussed in the Comprehensive Plan classifies Route 10 as a major arterial road. Roads that fall into this category accommodate high volumes of traffic and provide connections to neighborhoods and limited access highways. The Thoroughfare Plan encourages a more balanced transportation system to account for the projected growth of the county’s population.

Auto-centric transportation methods dominate this corridor, with no existing public bus transit systems present. Private Access on Demand ride services are available within Chesterfield County through the Virginia Department of Rail and Public Transportation (DRPT) and can be utilized by residents within the corridor.

Since 2016, there have been approximately 686 vehicle accidents within the corridor, with 76% of these instances concerning property damage only.

Demographics

Based on data from the 2019-2023 U.S. Census American Community Survey 5-Year Estimates, the population in and around the corridor was approximately 20,137. When compared to the county, this corridor made up 5.42% of Chesterfield's total population. Both the corridor and Chesterfield County have experienced population growth over the past 10 years, with a growth rate of 7.15% and 14.58% since 2010, respectively. The plan area has been growing at a slower pace than the county as a whole.

The median age within this corridor ranged from 33.1 to 38.4 years old. This was slightly under the median age for the county which was 38.9. The average number of persons per household for this corridor was 2.83, closely mirroring the county average of 2.71.

Approximately 22.95% of the population within this corridor was under 18 years old, slightly under the county value. 13% of the corridor population was 65 years and over, which is 2.6% lower than that of the county. Single-person households accounted for 24% of homes in this corridor which is 2.9% higher than the county value.

The higher end of the median income range within this corridor was $81,808. This is approximately $17,000 less than the median income range for the county which was $98,910. The poverty rate within this corridor was 3.5% higher than the county value.

Opportunities and Challenges Summary

Opportunities

Vacancy

• Over 40% of the land within the corridor is vacant, providing opportunities for the plan to effectively guide future development.
• Undeveloped land has resulted in a more tree-lined route than compared to other commercial corridors, offering opportunities to preserve the natural landscape.
• Potential for religious institutions to develop larger tracts and support community centers, affordable housing developments, and other uses. This is a trend seen in other localities around the country.

Recreation and Sports Tourism

• Proximity to nearby recreational facilities such as Harry G. Daniel Park provides opportunities to bring people to the area and promote economic growth.
• The Diamonds at Iron Bridge is a tournament-quality six-field softball/baseball complex.
• Opportunity for land use recommendations that support the continued growth of recreation and sports tourism in the area.
• Potential to connect existing bike paths and sidewalks to nearby recreational facilities.

Gateway

• This area is a gateway to the county from the City of Richmond as well as for visitors traveling into the county on Chippenham Parkway and Route 288.
• Opportunities to introduce visitors to this area and help residents feel like the corridor is a destination.
• Chippenham Parkway and Route 288 provide both community and regional access to the corridor which is favorable for business growth.

Bikeways, Trails, and Sidewalks

The Northern Route 10 Corridor has the potential to host an interlinked bike and pedestrian network through connecting neighborhoods, shopping centers, and nearby parks. As mentioned in the Bikeways and Trails Plan, developing a safe, accessible bicycle and pedestrian network is important for establishing connectivity and recreational opportunities in the community.

The proximity of the corridor to nearby parks such as Pocahontas State Park, Harry G. Daniel Park, and the future Cogbill Park provides further opportunities to establish a quality pedestrian network that can be used by residents and visitors in the area. Existing bike lanes and paths along Iron Bridge Road can be improved and expanded to provide access to parks and other nearby greenspaces.

According to the county's Community Facilities Plan, improving access to the park system is important for the well-being and health of nearby communities. The existing and proposed bikeways within this corridor provide an opportunity to connect residents to nearby parks, helping to encourage more recreational activity in the area.

The East Coast Greenway (ECG), a national multi-use bike/pedestrian facility, is planned to link Chesterfield County with the City of Richmond in the general vicinity of the Northern Route 10 Corridor Plan. Assistance from local, state, and federal funding can help connect the East Coast Greenway from the south side of Chippenham Parkway to the north, aligning with the City of Richmond’s planned route. Future connections to the ECG from this corridor should be considered.

Transit

Chesterfield County strives to create a balanced, efficient, multimodal transportation network that provides all users with the ability to reach their destinations safely. Due to the lower-density, suburban development pattern along this corridor, traditional transit systems may not be feasible. However, alternatives may better serve the corridor while still contributing to a more diverse transportation network. According to the Greater RVA Transit Vision Plan, establishing a local, less frequent bus route in this type of area could better fit the needs of the nearby community.

In 2014, VDOT developed a Park-and-Ride Investment Strategy for the Richmond region and identified Route 10 as a candidate for park-and-ride locations. Park-and-ride facilities may serve as an opportunity for this corridor to ease into transportation options beyond the automobile. Additionally, the expansion of on-demand transit options including ridesharing, bike-sharing, and car-sharing may benefit residents in the area by reducing traffic congestion and creating a more pedestrian-friendly environment.

Street design may also play a role in encouraging new transit opportunities in the corridor. Road design that takes multiple users into account can provide a more equitable and efficient transportation network.

Chesterfield County Airport

• The airport provides the corridor plan with growth opportunities as it plans on expanding and continues bringing visitors to the area.
• Potential for hotels, restaurants, and other services development around the airport to create economic development opportunities by limiting the need for visitors to leave the area and spend money elsewhere.

School Site

• Undeveloped land in the corridor has the potential to serve as a new school site as overcrowding continues in nearby schools.

Residential Housing Types

• Within the plan area, there are multifamily, townhomes, and detached single-family housing types. A variety of housing types in the area accommodates a diverse resident population and enables area residents to stay in their community through a variety of life changes.

Challenges

Existing Zoning vs. Corridor Plan Goals

• Existing commercial zoning districts permitting auto-oriented uses like car washes, gas stations, and self-storage have already developed in a similar pattern to other corridors in Chesterfield County. The growth of these types of developments will undermine efforts to make the corridor more walkable, have a cohesive feel, and offer new forms of transit. In addition, higher volumes of drive-thrus and sprawling parking lots will likely increase traffic congestion along the corridor.
• Some residential properties fronting Route 10 have agricultural zoning but are occupied by non-agricultural uses due to previous conditional use approvals.
• Many homes along the corridor have been converted to business uses. Often, these uses include outdoor storage of materials and equipment which may have visual impacts on the corridor.
• Existing Agricultural zoning of properties permits several development patterns that may be contradictory to the stated goals of the plan:
• Fence standards allow for heights and materials not usually permitted in residential areas, e.g. chain link fences with mesh screening.
• Recreational equipment is permitted without restriction in Agricultural districts. Boats, jet skis, and RVs can be kept in front yards.
• Commercial equipment is also permitted with fewer restrictions in Agricultural districts than in Residential districts.

Disconnected Infrastructure

Limited wastewater access throughout the corridor is one of the main barriers to development in the plan area. For impacted parcels to develop, sewer line extensions will be needed; the entire corridor is within the mandatory connection area.

• Limited access areas are located between Beulah Road and Route 288, and south of Cogbill Road.
• Encourages uses contrary to the Plan, such as outdoor storage yards. These uses often require less water and sewer usage but are not utilizing land to its fullest potential and may create visual impacts on the corridor.
• The estimated cost of extending the sewage line towards the southern section of the plan would be approximately $2 million, likely requiring a development with larger tracts to cover the cost.

Existing pedestrian infrastructure in the corridor is currently characterized by disjointed paths and sidewalks, as well as minimally buffered bike infrastructure. This has left developments unconnected from one another.

Environmental Features

The presence of environmental features like wetlands and streams hinders development in certain sections of the corridor. There is RPA overlap with limited wastewater access areas which will further discourage development. RPA delineations have been completed to protect environmental features by imposing restrictions on development, however, these regulations limit how the land can be used which makes development in these areas challenging. Another concern regarding general development within the corridor is the potential for non-delineated RPAs to exist. This may apply to developments that were established prior to the development of RPA requirements.

Airport Requirements May Limit Development

Challenges associated with the airport include the Runway Approach Area and Airport Operational Area which impose developmental restrictions by the Federal Aviation Administration (FAA), such as height and use limitations, on parcels that fall within those boundaries. Additionally, the noise levels surrounding the airport may limit the desire for residential developments and recreational activities in the area.

For more information regarding the Northern Route 10 Corridor Plan, please contact the Chesterfield County Planning Department at (804) 748-1050.