Message from the Chair
I am pleased to present the Annual Report on the Planning Commission’s work in 2025. The Annual Report provides details on the actions taken by the Commission on zoning petitions, site development plans, Zoning Ordinance amendments and comprehensive planning initiatives. Presenting the Annual Report is also an opportunity to recognize the outstanding Commissioners and staff with whom I serve. Our excellent team was busy continuing to build a First Choice community in 2025. Thanks to the hard work and dedication of our team, some 2025 highlights include concluding the six yearlong Zoning Ordinance Modernization (ZOMod) initiative, making recommendations on 104 zoning cases, and working on several comprehensive plan amendments. As we embark on 2026, we look forward to making recommendations on many more quality cases prepared and presented by our planning staff, reviewing and amending the Comprehensive Plan based on feedback heard throughout the ZOMod process, and continuing to serve our first class Board of Supervisors to the best of our ability. I appreciate this opportunity to recognize the accomplishments and work of our professional planners and my fellow dedicated Commissioners. I hope this report provides useful information to the Board of Supervisors and citizens regarding the status of land use and development in Chesterfield County.
Frank Petroski, 2025 Chair
Planning Commission Responsibilities
The Chesterfield County Planning Commission is composed of five members, one member for each of the County’s magisterial districts (Bermuda, Clover Hill, Dale, Matoaca, and Midlothian). Commission members are appointed by the Board of Supervisors to serve four-year terms.
Planning Commissioners (from left to right in photo):
- LeQuan Hylton, Ph.D., Dale District
- Tommy Owens, Matoaca District
- Frank Petroski, Midlothian District, 2025 Chair
- Gib Sloan, Bermuda District, 2025 Vice Chair
- Elizabeth Hardin, Clover Hill District
The Planning Commission is charged with the following responsibilities:
- Make recommendations on revisions, updates, and adoption of the Comprehensive Plan
- Make recommendations regarding applications for zoning changes, conditional use permits, and conditional use planned developments (CUPD)
- Make Substantial Accord Determinations
- Advise the Board of Supervisors on proposed amendments to the Zoning and Subdivision Ordinances
- Advise the Board of Supervisors on other relevant issues regarding development in the County
- Prepare an annual report for the Board of Supervisors concerning the operation of the Commission and the status of planning in Chesterfield County (Code of Virginia Section 15.2-2221)
For more information on the Planning Commission, meeting schedule, agendas, minutes and videos visit the Planning Commission webpage
Planning Commission Accomplishments
The Planning Commission works with citizens, staff, and community stakeholders to guide and regulate Chesterfield County’s long and short-term development for the benefit of present and future generations.
In calendar year 2025, the Planning Commission
- Made recommendations of approval on two new ordinances: ZOMod the Zoning Ordinance (19.2) and the Subdivision Ordinance (17.1)
- Made a recommendation of approval on one ordinance amendment
- Made recommendations of approval of four Comprehensive Plan amendments
- Took 104 zoning actions
- Made 86 recommendations for approval (one case was approved twice due to staff report/notice revision)
- Made five recommendations for denial
- Processed 13 deferrals (some cases deferred multiple times)
- Approved four Plans Review cases
- One Substantial Accord determination
Work Program Status Report
The Commission adopts a work program annually and receives monthly status reports as to the progress of various projects. The current status of some highlighted projects are reported below.
Comprehensive Plan Projects
Northern Route 10 Corridor Plan (adopted)
The Northern Route 10 Corridor Special Area Plan (SAP) was adopted on August 27, 2025, by the Board of Supervisors. The plan spans approximately 3.5 miles between VA-288 and Rock Spring Drive/Lakemere Drive and contains approximately 860 acres of land area. The northern end of the Northern Route 10 SAP abuts the Ridgedale SAP adopted in 2023. The corridor serves as a major gateway to the county, provides direct access to Richmond Executive-Chesterfield County Airport, and remains a main connection to the Courthouse and Chester areas. The goal of the SAP is to guide future growth and development within the plan boundary. The plan provides a revised land use plan to promote expanded commercial and residential uses for the community and visitors; provides opportunities for infrastructure improvements including bike and pedestrian facilities, water and wastewater extensions, and neighborhood connections; provides guidelines for buffers and landscaping, building design and orientation, parking, site layout and connectivity, internal pedestrian network, and amenity space; and provides strategies for redevelopment of key properties are provided within the conceptual plan while protecting existing neighborhoods.
Chapter 9: The Environment Update (adopted)
An update to Chapter 9 of the Comprehensive Plan was adopted by the Board of Supervisors in May 2025. Updates to the chapter include data updates with the most recently available data, highlight county participation in regional and local environmental stewardship efforts, and providing details on grants and programs offered by the Virginia Department of Forestry and electric vehicle funding opportunities. As part of the update, Chapter 9 was reviewed to ensure that it continues to be compliant with the Code of Virginia requirements for topics outlined in the chapter.
Chapter 10: The Land Use Plan - ZOMod Alignment (adopted)
An update to Chapter 10: The Land Use Plan was adopted by the Board of Supervisors in October 2025. This update aligned the Land Use Plan categories to the newly adopted ZOMod zoning districts. In addition to aligning the Land Use Plan Cateogory to the ZOMOd zoning districtsthe update provided additional guidance, and consistent design standards to better guide future development. This change did not update recommended densities, land use boundaries or the overall land use vision for the County. The amendment ensures The Plan (the vision document) and the Zoning Ordinance (the regulatory document) are more closely integrated to ensure consistency in land use decisions.
Chapter 13: The Transportation Plan (adopted)
An amendment to the Thoroughfare Plan as part of Chapter 13: Transportation was adopted by the Board of Supervisors in August 2025. The amendment deleted a proposed East-West Freeway limited-access road and proposed interchanges between US Route 360 and Branders Bridge Road; reclassified a proposed section of the proposed East-West Freeway between Branders Bridge Road and Interstate 95 from a limited access road to a major arterial road and deleted proposed interchanges along this section; and removed references to the East-West Freeway within the following comprehensive plan sections: Chapter 5: Business Development, Chapter 10: Land Use Plan, and Chapter 13: Transportation.
Chapter 14: Active Transportation Plan Update (in-progress)
An update to the County’s Bikeways and Trails Plan, which was adopted in 2015 as part of the Comprehensive Plan, is underway. As part of the update, the plan will be renamed the Active Transportation Plan and will include all active modes of transportation such as walking, biking, scootering, etc. The Active Transportation Plan will focus on advancing the development of a safe, alternative transportation network that will increase access for non-vehicular travel to community destinations. A community survey was made available in January through February of 2025 and yielded over 100 individual entries. Drafting of a Plan document is underway, with the project scheduled for completion in 2026.
Eastern Route 60 Corridor Plan (in-progress)
In 2024, the Planning Department began work on a Corridor Plan for a four-mile-long stretch of Midlothian Turnpike. An in-person community meeting was held in May and was attended by Commissioners Hardin and Petroski. A community survey was made available in May through June of 2024 and yielded 418 individual entries. Drafting of a Plan document is well underway. Major goals of the Plan will focus on revitalization of aging commercial centers, providing additional landscaping and public green space, greater bike and pedestrian connectivity and coordination of land uses with a future Bus Rapid Transit (BRT) route along Midlothian Turnpike. The Planning Department along with other county reviewing agencies conducted an internal review of the draft plan document in the Summer of 2025.
Ordinance Amendments
Zoning Ordinance Modernization (adopted)
The County’s Zoning Ordinance is the primary implementation tool of the Comprehensive Plan. While the Plan has undergone major revisions in the last several years, the Ordinance still dated to the 1980s for the most part. Closer alignment of the Ordinance to the Plan was a critical goal of the Zoning Ordinance Modernization (ZOMod) project, along with modernizing uses and standards to better guide development in the 21st century. The County worked diligently to get the document right for Chesterfield. The project began in January 2021 with the Diagnostic Phase. An Analysis Report identifying key recommendations for changes was completed by the consultant team and published in summer 2021. In 2022, the consulting team, along with staff and the ZOMod Advisory Committee, developed Draft 1 of the Zoning Ordinance. During 2023, several work sessions were held with the Planning Commission and ZOMod Advisory Committee on various components of the new ZOMod Draft 1 document. After that review, a second round of edits was necessary to incorporate valuable input received during Planning Commission work sessions, Advisory Committee meetings, and citizen comments. Staff continued refinement of the document to create Draft 2, with the help of the consultant team and Advisory Committee during late 2023.
In 2024, staff spent eight months reviewing the various articles in ZOMod Draft 2 with the Planning Commission. During that same time, several meetings of the ZOMod Advisory Committee were held to gather input. The draft document was available for public comment from March 1 to October 31, 2024. All input received during 2024 informed the development of a revised draft, which was released in early 2025 for review and public comment. Community meetings were held across the County in each magisterial district during the spring of 2025. The County utilized various forms of communication to gather feedback on the drafts, including an online comment portal, social media marketing, YouTube videos, billboard advertising and press releases. Staff worked closely with both the Board and Planning Commission to revise the draft throughout this process to ensure it met the needs of the community. In addition to the methods above all property owners in the County were notified of the formal public hearings at the Planning Commission and Board of Supervisors in the late summer/early fall of 2025.
In September 2025, ZOMod was officially adopted by the Board of Supervisors and goes into effect January 1, 2026. The new zoning ordinance is available through a user friendly online portal.
Subdivision Ordinance Update (adopted)
An update to the Subdivision Ordinance was adopted by the Board of Supervisors in October 2025 as one of the ZOMod alignment projects. The Subdivision Ordinance was updated to make it more streamlined, to be inclusive of various policies that guide development and to be a better partner to ZOMod by integrating concepts from ZOMod that are applicable to the subdivision ordinance.
Code Amendment Relative to Auto Sales, Utility Connections, and Site Plans
This ordinance amendment included revisions to ZOMod including:
- Changing "Auto sales, rental, and Leasing" to a conditional use with guidance in the Corridor Commercial and Warehouse and Distribution districts.
- Adding additional utility connection requirements and exceptions that are found in Chapter 18 of the County Code to the residential zoning districts.
- Adding a one year period after the effective date of the ordinance under which site plans submitted prior to the effective date may be reviewed under the development standards of Chapter 19.1.
Zoning Cases and Actions
91 Zoning Cases recommended for approval by the CPC and approved by the BOS
- New Residential Cases - 22
- Second Dwelling/Two Family Dwelling Cases - 7
- Amendment of Previously Approved Cases - 9
- Non-Residential Cases - 53
Breakdown of Residential Dwellings by Type
In 2025, there were 22 new residential cases approved, which permitted 3,714 dwelling units. Of these approved dwelling units 34% (1,283 units) were single family, 31% (1,139 units) were townhouse and 35% (1,292 units) were multifamily. Of the new residential cases, there were three age restricted cases that made up 32% of the total permitted units. This included 79 single-family units, 300 townhouse units, and 806 multifamily units.
In 2025, there were three more new residential cases and an increase in permitted dwelling units approved compared to 2024. In 2024, there were 19 new residential cases, which permitted 3,067 dwelling units.
Residential Case Highlights
Residential zoning cases approved in 2025 included several notable cases that collectively included a wide range of residential options and community designs. The Crossroads at Roseland, Duval Road, and Thackers View cases expanded the county’s inventory of mixed residential types, offering combinations of single‑family homes, townhomes, and multifamily units. Chestnut Hill Multifamily added higher‑density housing opportunities, and North Hallsley provided for more traditional single‑family development. Together, these approvals reflect the county’s commitment to diversified residential growth, supporting varied housing needs and enhancing community character across Chesterfield.
Breakdown of Non-Residential Cases by Type
In 2025, there were 53 non-residential cases approved that covered a variety of zoning actions and uses. The following chart provides the breakdown of non-residential cases by type:
Summary of cases by type: twelve cases for commercial uses; eleven cases for industrial uses; ten cases for modification of development standards; five cases for other uses; three cases for business from the home; three cases for recreational vehicles; two cases for family daycares; two cases for private schools; two cases for solar facilities; one case for the keeping of farm animals; one case for office uses; and one case for a utility exception.
Non-Residential Case Highlights
Energy Production - 2025 saw several energy production and storage related zoning cases in the county. A centerpiece of these cases was the approval of the Commonwealth Fusion Systems Power Plant, representing a significant investment in next‑generation clean‑energy technology and positioning the county at the forefront of emerging fusion‑based power production. Additional approvals supported the county’s growing renewable and grid‑support needs, including battery storage facilities, large-scale solar installations, and expansion of an existing substation. Together, these initiatives reflect the county’s commitment to supporting innovative energy technologies, strengthening grid reliability, and diversifying its long‑term energy portfolio.
Commercial and Industrial Cases In 2025, Chesterfield County approved several commercial and industrial zoning cases that support long‑term economic development and employment growth. The Upper Magnolia Green West rezoning continued implementation of the county’s strategic vision for a modern employment center, creating opportunities for high‑quality office, research, and light‑industrial development. Similarly, the Watkins Centre South case facilitated the expansion of mixed commercial and employment uses in the area to include a data center and accessory uses, strengthening the county’s ability to attract investment.
Zoning Cases Approved by Magisterial District
Community Engagement in 2025
12
Planning Commission Work Sessions and Public Hearings
73
Zoning Case Community Meetings
10
Community Meetings on Comprehensive Plan and Ordinance Amendments
Thank you for your service on the Planning Commission, Dr. LeQuan Hylton
Following the passing of five-term Dale District Supervisor James M. “Jim” Holland, Chesterfield Board of Supervisors members appointed LeQuan M. Hylton, Ph.D., to the Dale District Board of Supervisors seat in an interim role. Dr. Hylton, served on the Chesterfield County Planning Commission from 2020 to 2025. During his tenure on the Planning Commission Dr. Hylton reviewed and made recommendations of approval on 515 zoning cases, 34 ordinance amendments, including ZOMod the re-write of the County's Zoning Ordinance, and 11 Comprehensive Plan amendments including two Comprehensive Plan amendments in the Dale District the Ridgedale Special Focus Area Plan and the Northern Route 10 Corridor Plan. Additionally, Dr. Hylton co-chaired the Chesterfield County Housing Diversity (Affordable Housing) Working Group.
Looking Ahead - 2026
Ordinances
ZOMod Review and Revisions - As part of ongoing efforts to maintain a clear and effective development review process, staff will regularly review and revise the Chesterfield County Zoning Ordinance (ZOMod) based on its application to development cases. This iterative approach ensures the ordinance remains practical, consistent, and aligned with community goals. The first set of proposed edits is anticipated to be presented to the Planning Commission in Spring/Summer 2026.
Comprehensive Plan Amendments
PlanMod - In 2026, we anticipate amending Moving Forward . . . The Comprehensive Plan for Chesterfield County, to refresh the plan and address comments heard from the community during the ZOMod process. This amendment will focus on reviewing and revising the Land Use Plan Map, providing additional guidance on the application of Land Use Plan Categories, updating outdated content throughout plan, and addressing required elements per the Virginia State Code.
For more information on active Code Amendment and Comprehensive Plan projects visit the Active Projects page.