Chesterfield bucks Richmond-area trend with lower-density plan
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Chesterfield expects to add more than 100,000 residents by 2050. But its proposed long-term plan calls for less residential density countywide, not more.
Why it matters: Chesterfield's approach to growth stands out in the region.
State of play: The county's draft plan — dubbed Comprehensive Plan Modernization Project, or PlanMod for short — envisions 9.6% less residential density and 7.5% less commercial density than the plan adopted in 2019.
- The changes would reduce how much residential and commercial development the region's most populous county is planning for.
- The biggest land-use changes are south and west of Route 288, "particularly in the Bermuda and Matoaca districts," per county officials.
- Officials say residents' concerns about traffic and the pace of growth — plus the county's need to "catch up on infrastructure" to support its growing population — drove the changes.
- The county also wants to preserve its "rural character," particularly in the south and west, through larger lots, lower densities, and limits on extending water and sewer service.
Between the lines: The Richmond region has been Virginia's fastest-growing in recent years, with a big boost from Chesterfield, as Axios has reported.
- The county now has a population of just under 400,000 people, up from 364,000 in 2020, per the plan.
- The county projects it'll top half a million by 2050.
The intrigue: Even as Chesterfield plans for less residential density, the county acknowledges it needs more affordable housing.
- 1 in 4 county households spends more than 30% of its income on housing, including 44% of renters.
- And 21% of Chesterfield renters spend more than half of their income on rent, according to the draft.
- Meanwhile, a household would need to earn around $200,000 a year to afford a median-priced, new single-family home in the county, about twice Chesterfield's median household income.
Zoom in: The county wants to address those housing needs by steering more housing options to already developed areas and encouraging:
- More “missing middle” housing, like townhomes and duplexes.
- Greater use of accessory dwelling units, aka ADUs or granny flats, which Chesterfield has allowed since January.
- Affordable housing incentives for developers.
- Partnerships with nonprofits to build affordable housing on county-owned land.
Yes, but: The draft doesn't outline where specifically the affordable housing Chesterfield says it needs would be built to accommodate its projected growth.
What's next: Public comments on the draft are open through Sept. 11, and Chesterfield is hosting a series of community meetings in the coming months.
- The next one is a virtual meeting on Aug. 27 at noon.
- The county hopes to adopt the plan by the end of the year.