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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Chesterfield County Planning Commission Meeting - October 20, 2026

Planning Commission — Tuesday, October 20, 2026

BodyChesterfield County, Virginia

SessionPlanning Commission

DateTuesday, October 20, 2026

StatusFILED

Video Record

0:00 / 4:14:09

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Unassigned speaker

3:06

Yes, we're going

Speaker 1

3:49

to our four PM work session at the Planning Commission.

3:53

Before we get started, we have a brand new hearing assistive device that just got delivered today, and would you be able to give us a quick overview of it for anybody in the audience who might need to use it?

Speaker 2

4:10

Absolutely.

Speaker 1

4:10

Thank you.

Speaker 2

4:27

So you can use a dedicated receiver.

4:31

And this is a body pack with a headphone adapter on there, and you have headphones.

4:36

We have four of these available for anyone that needs uh the ability to listen in or with your smartphone.

Unassigned speaker

4:43

We have a QR code that you can scan with your smartphone, and there's an app both in the Google store as well as in the Apple store where you can download the listen Wi-Fi app, and then as long as you're on Citizen Wi-Fi here in this room, you're able to get all of the audio from the room directly to you, as well as we have a plate that will be mounted here in the room that provides the instructions to join the local Wi-Fi and to scan the QR code provided here to download that app, and then you would be able to have clear audio directly to you.

Speaker 2

5:14

If you have a hearing aid or anything that is already paired to your telephone, or you have a Bluetooth headset, you can use that to get direct audio to you from the meeting.

5:24

So that is the introduction for our listen Wi-Fi hearing impaired system.

Speaker 1

5:29

Thank you so much.

5:30

I think that's really a great tool.

5:33

And for anybody who's here right now who needs uh to use one or somebody who may be coming to our six o'clock meeting, just see you up front.

5:41

That's

Speaker 3

5:41

right.

Speaker 1

5:42

All right.

5:42

Well, thank you so much.

5:44

Absolutely.

5:45

All right, so uh we'll go ahead and get started.

5:48

Do we have any requests to postpone action, any emergency additions, changes in the order of presentation this evening?

5:57

All right, uh, with uh no changes noted.

6:02

Um, Mr.

6:03

Donahoe, would you go over today's agenda for us?

Speaker 4

6:07

Yes, good afternoon, Madam Chair, members of the commission.

6:10

Uh we have six cases this evening.

Unassigned speaker

6:13

So

Speaker 4

6:13

I'll go ahead and get right into them.

6:14

Uh we have case 25 SN 122.

Unassigned speaker

6:17

This

Speaker 4

6:18

is in the Matoka Magisterial District.

6:20

This is the Nunnally Village rezoning and adjustments case, which is a request to rezone 204.3 acres from agricultural A and Corridor Commercial CC to corridor commercial CC for 134.9 acres, and traditional transitional residential TR for 69.42 acres with adjustments to ordinance requirements on the entire 204.3 acre development plus conditional use on 134.9 acres to permit townhouse dwellings on property known as 16300 Hull Street Road.

6:54

The 204.3 acre properties proposed for a maximum development of 1,000 dwelling units, and staff is recommending approval, and this is on your discussion agenda this evening.

Unassigned speaker

7:04

Our

Speaker 4

7:04

next case is in the Midlothian Magisterial District.

7:07

This is case 25 SN 1280.

Unassigned speaker

7:10

It

Speaker 4

7:10

is Whitby East Genitaux Road Residential Rezoning, which is a request to rezone from Agricultural A to semi-urban neighborhood SU with conditional use to permit an existing telecommunications tower on property known as 16500 Genitaux Road.

7:25

The 224.63 acre property is proposed for a maximum development of six 406 dwelling units.

7:33

Staff notes that the previous a previous version of the case did not include the conditional use approval, but that is now part of the application has been analyzed in part of your staff report and recommendation for this evening.

7:45

Staff is recommending approval, and this has been placed on your consent agenda.

7:50

Next up, we have case 26 SN 2042.

7:53

This is in the Clover Hill Magisterial District.

7:56

This is Cottage Glen Phase 3 rezoning and adjustments, which is a request to rezone from Agricultural A.

8:02

And corridor commercial CC to transition residential.

8:06

TR with adjustments to ordinance requirements.

8:10

Property located at the southeast corner of Audedale Road and Ring Croft Drive on the property known as 1850 Old Hundred Road.

8:19

The 29.95 acre property is proposed for a maximum development of 145 dwelling units, and staff is recommending approval, and this is on your consent agenda.

8:30

Next, we have case 26 SN2145 in the Bermuda Magisterial District.

8:35

Quinn Rivers Master Plan and Density Modification is a request for zoning deviation to modify an existing development of cases 17 SN 0606 and 20 SN 0578 relative to the master plan and residential density restrictions within specified development tracks in the corridor commercial CC district on 21.35 acres located at the southeast corner and southwest corners of Meadowville Road and Outrigger Drive on property known as 1401 Meadowville Road.

9:09

Staff is recommending approval, and this is on your discussion agenda this evening.

Unassigned speaker

9:14

Next

Speaker 4

9:14

in the Midlothian Magisterial District, case 26 SN 2174, Munster Battery Energy Storage Facility is a request to rezone from employment center EC to employment General EG plus conditional used to permit an energy storage facility, which would be battery storage on 38.74 acres, fronting approximately 1,110 feet along the west side of Walken Center Parkway, a property that is known as 730 Walken Center Parkway.

Unassigned speaker

9:42

Now

Speaker 4

9:43

staff is recommending approval, and this has also been placed in your consent agenda.

Unassigned speaker

9:47

And

Speaker 4

9:47

then last up this evening, we have case 26 SN2181 in the TOCA magisterial district.

9:52

This is the Watts Accessory Dwelling Unit, which is conditionally used to permit an accessory dwelling unit, which would be attached

Unassigned speaker

10:00

in

Speaker 4

10:00

a suburban community yesc district on property known as 17719 Blue Island Place.

Discussion Breakdown — Share of Meeting

Zoning And Land Use████████████████████████████28%

Land Use Policy████████████████████20%

Community Engagement███████████11%

Procedural██████████10%

Transportation Safety██████████10%

Affordable Housing██████████10%

Miscellaneous███3%

Technology and Innovation██2%

Housing Policy██2%

Summary of Proceedings

Chesterfield County Planning Commission Meeting - October 20, 2026

The Chesterfield County Planning Commission met on Tuesday, October 20, 2026. The 4 p.m. work session was followed by a dinner recess and a 6 p.m. public hearing, which reconvened at approximately 8:01 p.m. The commission took unanimous votes on all actions: approval of the September 15, 2026 minutes, initiation of two applications, approval of four consent-agenda cases, approval of the Nunnally Village rezoning, approval of the Twin Rivers modification, a 30-day deferral of the PlanMod comprehensive plan amendment, and adjournment to November 17, 2026.

Work Session

Staff demonstrated the new Listen Wi-Fi hearing assistive devices available to the public.
The September 15, 2026 Planning Commission minutes were approved unanimously.
Staff demonstrated the draft Thoroughfare Plan comparison tool for the PlanMod update, which uses a new travel demand model based on more than 145,000 parcels to compare the adopted and proposed thoroughfare maps.
Commissioner Petroski moved to initiate a rezoning application for the Midlothian Boutique Hotel on 2.54 acres, appoint Planning Director Steve Donohoe as the commission's agent, and waive disclosures. The motion passed unanimously.
Staff outlined proposed cannabis code amendment 26PJ0009. State retail cannabis sales begin July 1, 2027; license applications open February 1, 2027; and local taxes must be established by May 1, 2027. Localities may regulate hours and buffers but may not prohibit retail sales or reduce state-mandated 1,000-foot separation distances from hospitals, schools, and child day programs. The motion to initiate the code amendment passed unanimously.
The work program update noted upcoming second-round ZOMOD amendments, cannabis regulations, and the PlanMod public hearing.

Consent Calendar

The consent agenda consisted of four cases, each recommended for approval by staff. The commission voted unanimously to recommend approval of all four to the Board of Supervisors.
26SN2042 Cottage Glen Phase 3 (Clover Hill): 29.95 acres rezoned to Transitional Residential; maximum 145 townhouse dwelling units with amenity spaces and adjustments.
26SN2174 Munster Battery Energy Storage Facility (Midlothian): rezone 38.74 acres from Employment Center to Employment General plus conditional use for a 100-megawatt battery storage facility.
26SN2181 Watts Accessory Dwelling Unit (Matoaca): conditional use for one attached accessory dwelling unit on 0.3 acres with an existing single-family dwelling.
25SN1280 Whitby East Genito Road Residential Rezoning (Midlothian): 224.63 acres rezoned to Semi-Urban Neighborhood; maximum 406 dwelling units, overall density of 1.81 units per acre, plus conditional use to retain an existing telecommunications tower.

Public Comments & Testimony

During the unscheduled citizen comment period, Jerry Turner criticized the frequency of zoning exceptions, asked the commission to deny requests that do not meet zoning requirements, and advocated a one-unit-per-acre standard and a one-year development moratorium.
On the consent agenda, Jerry Turner opposed cases allowing more than one unit per acre and again requested a development moratorium. Renee Eldred suggested periodic review of battery decommissioning policies so decommissioning requirements keep pace with changing battery technology.
On the Nunnally Village case, Jerry Turner supported the proposed hospital but opposed the number of apartments, saying apartments would be a long-term disservice to the county.
On the Twin Rivers case, multiple Twin Rivers residents spoke in opposition, including Paul Vitamasso, John Leopardi, Dr. Cheryl Leverett, Angie, Robert Frazier, George Pearson, Retta Gonzalez, and Jerry Turner. Their concerns included traffic gridlock on Meadowville Road, lack of buffers, loss of privacy, environmental impacts, density, and the use of existing HOA amenities by future apartment residents. Retta Gonzalez submitted a resident petition opposing the proposal.
During the PlanMod public hearing, many speakers addressed the draft comprehensive plan amendment. Chris McConnell asked the commission not to approve the draft until it addressed land stewardship, tax-efficient growth, and housing choice, including Bonair age-wave readiness and safer walking and biking routes. Richard Hankins of Partnership for Smarter Growth said the group had no official position but supported density reductions outside Route 288 while warning of unintended sprawl and infrastructure costs, and offered six smart-growth recommendations. Annika Shun of Housing Opportunities Made Equal asked for a delay, saying the draft was not fully ready on affordability. Marilyn Breslow of the League of Women Voters Richmond Area urged an affordable housing committee and trust fund and asked that the vote not occur until affordability was addressed. Megan Stitzer, a first-time homeowner, said reducing housing capacity would make housing less attainable. Jonathan Roddelt asked the commission not to approve the amendments, arguing lower density would reduce housing choices and increase prices. John Costello said the draft was a drastic reduction in future housing supply and asked for a slower process. Courtney Sanderson, a landowner whose family property would change from phased residential to rural residential agricultural, asked the commission to remove language tying development to completion of Powhite Parkway to Genito Road. Mike Burnett urged concrete affordability methods, including inclusionary zoning, accessory dwelling units, and manufactured housing. Kelly Broad, a corporate leader with a Chesterfield hub, asked for reconsideration citing economic development, housing stock, accessibility needs, and affordability. Renee Eldred commented on mixed-use definitions and the impact of neighboring localities. Jerry Turner said the commission had a difficult decision and encouraged civic participation. Eric Drum, HOA president of The Grove, supported smart density where infrastructure already exists.

Discussion Items

Nunnally Village Rezoning (25SN1222): Staff presented a proposal to rezone 204.3 acres in Matoaca from Agricultural and Corridor Commercial to Corridor Commercial and Transitional Residential, with adjustments and a conditional use for townhouses, allowing a maximum of 1,000 dwelling units. The mixed-use development would include a 200-bed HCA hospital, commercial uses, apartments, townhouses, and single-family homes. Staff found the proposal consistent with Comprehensive Plan Note 18, which supports community mixed use as a village center. Applicant representative Jeff Geiger spoke in support, and HCA leadership stated the state had granted a certificate of need for the hospital. The commission voted unanimously to recommend approval subject to staff conditions.
Twin Rivers Master Plan and Density Modification (26SN2145): Staff presented a zoning deviation request on 21.35 acres in Bermuda to amend a previously approved development. The request would reallocate 150 multifamily units from Tract A to Tract B, with no increase in the total 450-unit density. About 200 units in Tract B are already built, and 250 units would remain. The applicant added proffered conditions to discourage construction traffic on Outrigger Drive and to provide specific amenities. Residents opposed the transfer, but the commission noted there was no legal authority to revoke the previously approved development rights. The commission voted unanimously to recommend approval subject to conditions.
Comprehensive Plan Modernization - PlanMod (26PJ0006): Staff presented a comprehensive update to the county's comprehensive plan, including revised land use categories, reduced residential densities south and west of Route 288, updates to the thoroughfare plan and active transportation plan, a new affordable housing focus, updated community facilities, and a rewritten revitalization chapter. Staff noted that the Virginia Department of Environmental Quality and the Virginia Department of Transportation had both signed off. Staff requested approval with five amendments not presented at the September work session, including changes to the Hull Street frontage near Magnolia Green, a Bailey Bridge Road boundary adjustment, clarified amenity-space language, showing the Bailey Bridge Connector as existing, and recategorizing Rockshire Park as a neighborhood park. After commissioner discussion, the commission voted unanimously to defer PlanMod for 30 days to its regularly scheduled November 17, 2026 meeting.

Key Outcomes

Unanimously approved the September 15, 2026 minutes.
Unanimously initiated the Midlothian Boutique Hotel rezoning application.
Unanimously initiated cannabis code amendment 26PJ0009.
Unanimously recommended approval of the four consent-agenda cases to the Board of Supervisors.
Unanimously recommended approval of the Nunnally Village rezoning (25SN1222) to the Board of Supervisors.
Unanimously recommended approval of the Twin Rivers master plan and density modification (26SN2145) to the Board of Supervisors.
Unanimously deferred PlanMod (26PJ0006) to November 17, 2026.
Adjourned to the next work session on Tuesday, November 17, 2026 at 4 p.m.

Meeting Transcript

Yes, we're going to our four PM work session at the Planning Commission. Before we get started, we have a brand new hearing assistive device that just got delivered today, and would you be able to give us a quick overview of it for anybody in the audience who might need to use it? Absolutely. Thank you. So you can use a dedicated receiver. And this is a body pack with a headphone adapter on there, and you have headphones. We have four of these available for anyone that needs uh the ability to listen in or with your smartphone. We have a QR code that you can scan with your smartphone, and there's an app both in the Google store as well as in the Apple store where you can download the listen Wi-Fi app, and then as long as you're on Citizen Wi-Fi here in this room, you're able to get all of the audio from the room directly to you, as well as we have a plate that will be mounted here in the room that provides the instructions to join the local Wi-Fi and to scan the QR code provided here to download that app, and then you would be able to have clear audio directly to you. If you have a hearing aid or anything that is already paired to your telephone, or you have a Bluetooth headset, you can use that to get direct audio to you from the meeting. So that is the introduction for our listen Wi-Fi hearing impaired system. Thank you so much. I think that's really a great tool. And for anybody who's here right now who needs uh to use one or somebody who may be coming to our six o'clock meeting, just see you up front. That's right. All right. Well, thank you so much. Absolutely. All right, so uh we'll go ahead and get started. Do we have any requests to postpone action, any emergency additions, changes in the order of presentation this evening? All right, uh, with uh no changes noted. Um, Mr. Donahoe, would you go over today's agenda for us? Yes, good afternoon, Madam Chair, members of the commission. Uh we have six cases this evening. So I'll go ahead and get right into them. Uh we have case 25 SN 122. This is in the Matoka Magisterial District. This is the Nunnally Village rezoning and adjustments case, which is a request to rezone 204.3 acres from agricultural A and Corridor Commercial CC to corridor commercial CC for 134.9 acres, and traditional transitional residential TR for 69.42 acres with adjustments to ordinance requirements on the entire 204.3 acre development plus conditional use on 134.9 acres to permit townhouse dwellings on property known as 16300 Hull Street Road. The 204.3 acre properties proposed for a maximum development of 1,000 dwelling units, and staff is recommending approval, and this is on your discussion agenda this evening. Our next case is in the Midlothian Magisterial District. This is case 25 SN 1280. It is Whitby East Genitaux Road Residential Rezoning, which is a request to rezone from Agricultural A to semi-urban neighborhood SU with conditional use to permit an existing telecommunications tower on property known as 16500 Genitaux Road. The 224.63 acre property is proposed for a maximum development of six 406 dwelling units. Staff notes that the previous a previous version of the case did not include the conditional use approval, but that is now part of the application has been analyzed in part of your staff report and recommendation for this evening. Staff is recommending approval, and this has been placed on your consent agenda. Next up, we have case 26 SN 2042. This is in the Clover Hill Magisterial District. This is Cottage Glen Phase 3 rezoning and adjustments, which is a request to rezone from Agricultural A. And corridor commercial CC to transition residential. TR with adjustments to ordinance requirements. Property located at the southeast corner of Audedale Road and Ring Croft Drive on the property known as 1850 Old Hundred Road. The 29.95 acre property is proposed for a maximum development of 145 dwelling units, and staff is recommending approval, and this is on your consent agenda. Next, we have case 26 SN2145 in the Bermuda Magisterial District. Quinn Rivers Master Plan and Density Modification is a request for zoning deviation to modify an existing development of cases 17 SN 0606 and 20 SN 0578 relative to the master plan and residential density restrictions within specified development tracks in the corridor commercial CC district on 21.35 acres located at the southeast corner and southwest corners of Meadowville Road and Outrigger Drive on property known as 1401 Meadowville Road.

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