In May 2019, the Chesterfield Board of Supervisors approved an update to the comprehensive plan, which serves as a guide for the county’s growth, development, and revitalization. This update was the result of extensive community input and three years of work by staff and planning commissioners.
The comprehensive plan has since seen several amendments, including the Midlothian Community Special Area Plan and modernizations for areas like Rockwood and Ridgedale.
The zoning ordinance, which legally implements the comprehensive plan, has yet to be revised to align with the updated goals. This led to the initiation of the Zoning Ordinance Modernization Project (ZOMod), coordinated by Rachel Chieppa, a planning manager for Chesterfield’s Planning Department and the ZOMod project manager. Chieppa explained the relationship between the comprehensive plan and the zoning ordinance: “You have a vision for what your future community will look like. That’s the comprehensive plan. Then you have a way to get there. That’s the zoning ordinance.”
The Code of Virginia mandates localities to maintain a master plan for growth management and to update it at least once every five years. The current plan envisions Chesterfield incorporating diverse lifestyle options, including well-designed neighborhoods and higher-density mixed-use centers.
However, the zoning ordinance, largely unchanged since the 1970s, does not accommodate these modern development visions. Many developers have had to seek exemptions through the Conditional Use Planned Development (CUPD) process due to outdated regulations.
Modernizing the ordinance to align with the comprehensive plan aims to encourage varied housing types and sizes, addressing the comprehensive plan’s objective of affordable home ownership opportunities amid rising home prices.
Recognizing this need for alignment, Chesterfield leaders decided to rewrite the zoning ordinance shortly after updating the comprehensive plan. In March 2020, White & Smith, LLC, was contracted to assist in the rewrite process for ZOMod, which began in January 2021.
Now in its second stage, the project is in the drafting phase, where proposed changes are drafted by staff and a consultant team, then shared for public feedback. Draft 3, released in March, is open for comments until May 9.
Community input remains vital for updating the comprehensive plan and zoning ordinance. Planning staff have conducted meetings and held office hours to discuss ZOMod. Further public involvement is planned at upcoming hearings by the Planning Commission and Board of Supervisors.
