Chesterfield County has released Draft 4 of its Zoning Ordinance Modernization Project, known as ZOMod, for public review. The draft is available on the county website ahead of the Planning Commission’s public hearing scheduled for July 15.
The ZOMod initiative follows extensive community engagement efforts, including over two dozen work sessions with the commission, nine meetings with the Committee on the Future, numerous advisory committee meetings, and six community meetings across Chesterfield. Additionally, planning staff have engaged with citizens through office hours at libraries and smaller gatherings with various community organizations. These interactions have generated hundreds of questions and comments from residents.
One concern addressed by county officials is whether ZOMod’s new zoning districts will lead to denser development. Officials clarify that “the comprehensive plan,” developed in 2019 with citizen input, guides growth intensity in specific areas without altering existing densities under ZOMod.
Another point of clarification is regarding forested buffers. The county asserts that no existing buffers are being reduced; instead, “ZOMod actually increases the buffer width for many future developments.” This ensures immediate provision of required buffers when residential projects are proposed next to future commercial sites.
Concerns about more intense commercial uses near neighborhoods are also addressed. Small-scale retail and office uses will transition to a new Neighborhood Business district under ZOMod. This district aims to serve nearby residences while maintaining building design compatibility with residential architecture and preserving current operational hour restrictions.
ZOMod’s approach to apartment construction has been questioned as well. According to officials, apartments will only be permitted in specified districts where multifamily housing already exists or has prior zoning approval. Apartments or townhomes will not be allowed in single-family zoning districts.
Regarding neighborhood density increases, officials emphasize that “protecting existing neighborhoods remains one of the county’s core guiding priorities.” Property re-subdivision within existing subdivisions can only occur through the zoning process.
The issue of citizen participation in the zoning process was also raised. Chesterfield County assures that community input will continue to be valued under ZOMod through ongoing meetings and hearings.
Finally, some citizens questioned whether creating a new ordinance was necessary. Officials argue that a new ordinance aligns better with comprehensive plans from 2012 and 2019 due to outdated aspects of the current ordinance. They assert that a streamlined ordinance would enhance user-friendliness and predictability compared to reshuffling an old framework last updated around 40 years ago.
