Frequently Asked Questions

Technology Zone is an economic development tool under state law that allows the Board of Supervisors and Economic Development Authority to attract high-technology businesses to locate in the Prime Economic Development area in Eastern Goochland. Technology businesses have the highest revenue producing impacts in terms of taxes and high quality jobs.  High-tech businesses pay significant real estate, business personal property, and machinery & tools taxes. Taxes from businesses locating in the county allows Goochland to provide necessary services without increasing the number of residents or the residential tax rate.

The Goochland County Board of Supervisors has made attracting high-technology businesses, such as advanced manufacturing and data centers, a priority for the county because the tax revenue generated from such businesses is a significant benefit to the county’s tax base. The County’s core government functions are largely supported by both residential and commercial taxes. Having more businesses located in the County helps to alleviate the tax burden on citizens. The Technology Overlay District will give the County the ability to better attract large revenue producing technology companies. Technology businesses have the highest revenue producing impacts in terms of taxes and high quality jobs.  High-tech businesses pay significant real estate, business personal property, and machinery & tools taxes. Taxes from businesses locating in the county allows Goochland to provide necessary services without increasing the number of residents or the residential tax rate.

A Technology Overlay District is a special district designated by the County that allows specific uses along with development standards. It “overlays” the existing zoning district so that the existing zoning remains. The areas within the Technology Overlay District are permitted to have additional uses and taller buildings, but are also subject to greater restrictions with respect to standards designed to protect the impact on property outside the Technology Overlay District, such as buffers, setbacks, noise limits, and architectural standards. 

The Technology Overlay District is part of the zoning ordinance and regulates uses and development standards. The Technology Zone allows the County to provide incentives to businesses to locate in Goochland. These two ordinances will work together to recruit high revenue producing projects to the County with the ultimate goal of fostering long-term economic vitality for the entire County.

The Technology Overlay District is designed to ensure that the desired high-technology businesses are located in the county’s Prime Economic Development areas, where their need for roads and utilities can be met, while also providing significant buffering between the businesses and county residential areas. The Technology Overlay District facilitates the attraction of technology businesses to diversify the County’s tax base and provide revenue to support services for existing and future residents. The Technology Overlay District also strategically permits additional uses and limits them to high revenue generating facilities to ensure highest & best use of Prime Economic Development land. In addition, it helps the County protect rural areas by channeling growth to areas where the infrastructure can support it. Lastly, it provides additional restrictions like noise, setbacks, and screening for adjacent residentially- zoned property.

Please see the map. In determining the best areas for the Technology Overlay District, County Staff conducted a thorough analysis of the County’s designated growth areas. County staff analyzed existing zoning, availability of large tracts of developable land, water & sewer capacity, and road, electrical, and natural gas infrastructure to determine areas that would be appropriate. Please note that the proposed map has changed since the July 7 community meeting with new parcels proposed to be included.

The Technology Overlay District allows three types of additional uses within it:

1. By-Right – this means that the uses below can locate without any additional public hearings. They will have to obtain site plan approval, building permits, and conform to all applicable local, state, and federal laws.

• Advanced manufacturing facility creating products through innovative technologies and characterized by production activities that depend on information, automation, computation, software, sensing, and networking
• Data center (conditional use in TOD West area as shown in the hatched area on the revised map)
• Public Utility: transmission substation, transmission line, other than normal distribution
• Technology college, university, or technical school
• Technology research and development facility
• Technology training center
• Utility generating station (Small modular nuclear reactor facility, Peaking plant, natural gas) 
• Energy storage facility Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right.

2. Accessory to a by-right use – this means that the uses below can locate as a supporting use to the above listed by-right uses. They will have to obtain site plan approval, building permits, and conform to all applicable local, state, and federal laws.

• Water treatment plant
• Sewage treatment plant
• Elevated water storage tank or tower
• Central heating or cooling facility
• Food service facility
• Security building
• General storage and maintenance facility
• Structured parking
• General office
• Energy generating facility  Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right.
• Solar Energy Facility, supplementary
• Energy storage facility
• Other accessory uses approved by the zoning administrator at the time of conceptual master plan review

3) Conditional Use Permit – A Conditional Use Permit (CUP) means that uses can locate only if they are subject to full community engagement which includes: 

• a community meeting, 
• a public hearing before the Planning Commission, and 
• a public hearing before the Board of Supervisors. 
• Also, a conditional use permit provides more control over the development than a rezoning; in a rezoning, the applicant decides what conditions to offer, but in a conditional use permit, conditions can be created and imposed on the development by the Board of Supervisors.
• The following uses are proposed as a conditional use permit in the TOD: 
• Data center - for the TOD West area as shown on the hatched area on the TOD map 
• Utility generating station (Small modular nuclear reactor facility, Peaking plant, natural gas) - throughout the TOD 
• Energy generating facility for onsite consumption – throughout the TOD

• Noise  - Adjacent to residentially and mixed-use zoned property
  • Noise standard has been reduced to 55dBA, applicable both night and day and, to address low frequency noises, a noise standard of 65 dBC has been added 
  • Measured at the property line
  • Noise restriction does not apply to sounds generated by construction or generators operating during an emergency or during generating testing
    • Testing is limited to two hours per day between 10:00am-5:00pm, Monday-Friday
    • Generator testing is required to be posted on a dedicated company webpage to be updated with at least 48 hours notice of a change in testing schedule
  • Environmental noise impact assessment, meeting industry standards, prepared by a third-party qualified professional, which includes modeling in SoundPlan, CadnaA, or acceptable equivalent, must be submitted with initial Plan of Development detailing how the noise limit will be met or ways to mitigate sounds to meet limits 
  • Requirement that generators must minimize noise utilizing at least one of these options: 
    • acoustic walls 
    • enclosed generators 
    • locating generators on side of building away from residential 
    • berms 
    • generator type
  • A second sound study verifying compliance with noise limits under operating conditions must be provided within three months of operations
  • Additional studies (up to four annually) must be provided upon the request of Zoning Administrator, upon alterations or modifications to the facility or equipment, or to investigate a noise complaint
  • A prohibition on generator operation outside of testing and emergencies and defines emergency as: Emergencies means, for these purposes, when, due to circumstances beyond the facility operator’s control, the principal energy source to the facility is temporarily unavailable; if the regulated energy provider directs temporary use of generators for protection of energy grid; or at the direction of public emergency services o Added a limit to construction hours adjacent to residential for exterior construction from 7 a.m. to 7 p.m. Monday through Friday and require signs be posted with allowable construction hours

• Conceptual Master Plan has to be approved to ensure design standards can be met
• Building Design & Materials - robust architectural standards to include:
  • Variation of building height or varied rooflines
  • Building step backs or recesses
  • Fenestrations of at least 20% of façade
  • Quality building materials, with variations of materials required
• Open space requirement of 20%
• Sign Design Package – require a comprehensive sign package
• Lighting - must comply with Article 25 of County Code (dark sky) and regulate pole mounting height to 30’ 
• Screening of equipment – require all outdoor equipment and accessory uses be fully screened 
• Fencing – require that fencing must be interior to the required buffer
• Height, setbacks, and buffers
  • Adjacent to residentially zoned property:
  • Data Center Use 
  • For properties with base M-1 zoning - 250’ vegetative buffer with 300’ setback 
  • For properties with base A-2 zoning – 250’ vegetative buffer with a 500’ setback; a reduced setback up to 300’ can be allowed through a conditional use permit. NOTE: data center requires a conditional use permit for properties located in the TOD West area as shown by hatching on the TOD map
• Other TOD Use – dependent on height – see below
  • Structures up to 60 feet in height require a 200-foot setback (except data centers which require a 300 foot setback adjacent to residentially zoned property or mixed use development with residential uses) 
  • Structures between 60 feet in height and 80 feet in height require a 500-foot setback
  • Structures greater than 80 feet in height are prohibited adjacent to residential, mixed use, or agriculturally zoned property not subject to TOD regulation.
  • Buildings that exceed 60 feet in height that are located adjacent to residentially-zoned property, must, at the height of 60 feet, set back the building façade from the ground floor exterior footprint by a minimum of 15 feet
  • Transmission substation requires a 200’ buffer
  • 
    Structures greater than 80 feet are not allowed
  • Transmission substation requires a 100’ buffer
• Adjacent to agriculturally-zoned property not part of a TOD use:
  • Setbacks dependent on height – see below
    • Structures up to 60 feet in height require a 200-foot setback 
    • Structures between 60 feet in height and 80 feet in height require a 500-foot setback 
    • Structures greater than 80 feet in height require a 600-foot setback
    • Buildings that exceed 60 feet in height that are located adjacent to residentially-zoned property, must, at the height of 60 feet, set back the building façade from the ground floor exterior footprint by a minimum of 15 feet
    • Public utility and all accompanying appurtenances and structures require a buffer width of 100 feet and 50’ setback for electric substations.
  • Adjacent to commercially-zoned property - 35 feet buffer and setback
  • Adjacent to arterial roads - 150 feet buffer and setback
  • Adjacent to collector or local roads – 100 feet buffer and setback
  • Interstate and limited access road -  50 feet buffer and setback
  • Along roads providing general circulation within the conceptual master plan, - 35 feet buffer and setback

Note: West Creek may still develop utilizing the by-right zoning that has been in place since 1987. The landowners have the option to develop under the TOD regulations or develop under their current by-right regulations.  

West Creek was rezoned in the 1980s and has robust standards specified in proffers and restrictive covenants that encompass architectural standards and landscaping so those are not proposed to change under the Technology Overlay District regulations. However, there are some development standards that will apply. Since advanced manufacturing and data centers are allowed “by-right” in West Creek, those uses can locate without any required public hearings, no noise restrictions and very limited buffers and setbacks. With the proposed Technology Overlay District ordinance, IF a user in West Creek wanted to take advantage of the financial incentives available in the Technology Zone or have a building higher than 60’ adjacent to residential, without going through the conditional use permit process, they would be subject to the proposed general Technology Overlay District regulations such as noise restrictions and mandated buffers and setbacks for a data center use. 

No, the County would not use eminent domain for the implementation or development of the Technology Overlay District.

No, the County will not require any landowner to sell their property.

No, the Technology Overlay District supplements the existing zoning.

Yes, you can continue to operate your business per the existing zoning regulations. 

The tax rate is not changing. It will remain at $0.53 per $100 of assessed value. The assessed value of real estate is determined based on the highest and best use of the property; accordingly, it is a possibility that some property in the district will be assessed at a higher value if the highest and best use of the parcel has changed based on the availability of the high-technology uses. If your property assessment increases, you will see an increase in the amount of taxes you owe.

No, your property in the Technology Overlay District can remain in the landuse taxation program as long as it remains undeveloped.  

The standards that are already in existence for West Creek Business Park currently apply. Those requirements include: 

• 100- foot buffer along Hockett Road and a 50-foot buffer along the northern boundary of the business park.
• Dark sky compliant lighting.
• Architectural design standards.
• Landscaping requirements and a minimum of 30% of any developed parcel must be in open space.
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, and screening of outside storage of company owned and operated vehicles is required from roads and adjacent properties. 
• Building height of 60’ adjacent to residential.

Please note: The West Creek Business Park can be developed currently with these standards, even if there is NO Technology Overlay District.  

IF a user in West Creek wanted to take advantage of the financial incentives available in the Technology Zone or have a building higher than 60’ adjacent to residential, without going through the conditional use permit process, they would be subject to the proposed general Technology Overlay District regulations such as: 

• Data center setback of 300 feet.
• Data Center vegetative buffer of 250-foot
• Where a building exceeds 60 feet in height the minimum setback would increase to 500 feet from the property line of Reader’s Branch subdivision
• Where a building exceeds 80 feet in height the minimum setback would increase to 600 feet from the property line of Reader’s Branch subdivision
• Noise Restrictions - Where adjacent to residentially zoned property, noise cannot exceed 65 dB between 6:00 a.m. and 8:00 p.m., and 60 dB between 8:00 p.m. and 6:00 a.m. (construction noise and generator testing are excluded)
• A 200’ setback and buffer for transmission substation. 
•  Prohibiting a building that exceeds 80 feet in height. 
• Noise Restrictions - Where adjacent to residentially zoned property, noise cannot exceed 55dBA and 65dBC. (construction noise and generator testing are excluded) 
• Construction activity restriction between 7pm and 7am. 
• Restrict access through local subdivision roads.

For those properties abutting agriculture zoned property in the proposed Technology Overlay District, the following proposed standards would apply: 

• Any data center proposal would require a conditional use permit. A conditional use permit is a public process that requires a community meeting and public hearings by both the Planning Commission and the Board of Supervisors. In addition, if approved, any user will have to obtain site plan approval, building permits, and conform to all applicable local, state, and federal laws.
• Where a building exceeds 60 feet in height the minimum setback would increase to 500 feet from the property line of Mosaic subdivision. 
• A building that exceeds 80 feet in height is prohibited. 
• A 200’ setback and buffer for transmission substation.
• Noise Restrictions - Where adjacent to residentially zoned property, noise cannot exceed 55dBA and 65dBC. (construction noise and generator testing are excluded) • Construction activity restriction between 7pm and 7am 
• Restrict road access through local subdivision roads 
• A conceptual master plan must be provided 
• A minimum of 20% of the master plan must be in open space 
• Architectural and signage requirements 
• Dark sky compliant lighting 
• Fencing of improvements on a property must be internal to the required buffers 
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, outdoor storage, public utility facilities, and truck and trailer parking required from roads and adjacent properties.

For those properties abutting West Creek property in the proposed Technology Overlay District, the standards that are already in existence for West Creek Business Park would apply. Those requirements include: 

• 100- foot buffer along Hockett Road and a 50-foot buffer along the northern boundary of the business park. 
• Dark sky compliant lighting 
• Architectural design standards 
• Landscaping requirements and a minimum of 30% of any developed parcel must be in open space. 
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, and screening of outside storage of company owned and operated vehicles is required from roads and adjacent properties.

IF a user in West Creek wanted to take advantage of the financial incentives available in the Technology Zone or have a building higher than 60’ adjacent to residential, without going through the conditional use permit process, they would be subject to the proposed general Technology Overlay District regulations such as: 

• Data center setback of 300 feet. 
• Data Center vegetative buffer of 250-foot 
• Where a building exceeds 60 feet in height the minimum setback would increase to 500 feet from the property line of Mosaic subdivision 
• A building that exceeds 80 feet in height is prohibited 
• A 200’ setback and buffer for transmission substation 
• Noise Restrictions - Where adjacent to residentially zoned property, noise cannot exceed 55dBA and 65dBC. (construction noise and generator testing are excluded)
• Construction activity restriction between 7pm and 7am
• Restrict road access through local subdivision roads

The properties south of Oriole Landing Lane are across from West Creek Business Park therefore the standards that are already in existence for West Creek Business Park would apply. Those requirements include:

• A 100- foot buffer along Hockett Road.
• Dark sky compliant lighting
• Architectural design standards
• Landscaping requirements and a minimum of 30% of any developed parcel must be in open space.
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, and screening of outside storage of company owned and operated vehicles is required from roads and adjacent properties.  

For properties north of Oriole Landing Lane, across from the Technology Overlay District but not West Creek Business Park, requirements for a Technology Overlay District development include:

• A 100-foot buffer along Hockett Road
• A conceptual master plan must be provided.
• A minimum of 20% of the master plan must be in open space
• Dark sky compliant lighting
• Architectural and signage requirements.
• Fencing of improvements on a property must be internal to the required buffers
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, outdoor storage, public utility facilities, and truck and trailer parking required from roads and adjacent properties.  

The standards that are already in existence for West Creek Business Park would apply. Those requirements include:

• A 100- foot buffer along Hockett Road 
• Dark sky compliant lighting 
• Architectural design standards
• Landscaping requirements and a minimum of 30% of any developed parcel must be in open space. 
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, and screening of outside storage of company owned and operated vehicles is required from roads and adjacent properties 

If a user in West Creek wanted to take advantage of the financial incentives available in the Technology Zone or have a building higher than 60’ adjacent to residential, without going through the conditional use permit process, they would be subject to the proposed general Technology Overlay District regulations such as: 

• A 200-foot buffer when a Technology Overlay District use is adjacent to an agriculturally zoned property that is not part of a Technology Overlay District conceptual master plan, except that a transmission substation would have a 100- foot buffer 
• Data center would require a 250’ buffer and setback
• A building that exceeds 80 feet in height is prohibited

Proposed standards for the Technology Overlay District: 

• A 100-foot buffer along Three Chopt Road and a 200-foot buffer adjacent to Bellview Gardens
• Data center setback of 500 feet with a 250’ vegetative buffer; however 300’ setback would be allowed through a conditional use permit
• Data Center vegetative buffer of 250-foot
• Where a building exceeds 60 feet in height the minimum setback would increase to 500 feet from the property line of Bellview Gardens subdivision
• A building that exceeds 80 feet in height is prohibited 
• A 200’ setback and buffer for transmission substation
• Noise Restrictions - Where adjacent to residentially zoned property, noise cannot exceed 55dBA and 65dBC. (construction noise and generator testing are excluded) 
• Construction activity restriction between 7pm and 7am 
• Restrict road access through local subdivision roads
• A conceptual master plan must be provided
• A minimum of 20% of the master plan must be in open space
• Architectural and signage requirements
• Dark sky compliant lighting
• Fencing of improvements on a property must be internal to the required buffers
• Adjacent to residentially zoned property such as Bellview Gardens, noise cannot exceed 65 dB between 6:00 a.m. and 8:00 p.m., and 60 dB between 8:00 p.m. and 6:00 a.m. (construction noise and generator testing are excluded)
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, outdoor storage, public utility facilities, and truck and trailer parking required from roads and adjacent properties.  

Proposed standards for the Technology Overlay District:

• A 200-foot buffer when a Technology Overlay District use is adjacent to an agriculturally zoned property that is not part of a Technology Overlay District conceptual master plan, except that a public utility facility would have a 100-foot buffer
• Where a building exceeds 60 feet in height the minimum setback would increase to 500 feet from the property line 
• A building that exceeds 80 feet in height is prohibited
• A conceptual master plan must be provided
• A minimum of 20% of the conceptual master plan must be in open space
• Architectural and signage requirements
• Dark sky compliant lighting
• Fencing of improvements on a property must be internal to the required buffers
• Adjacent to a residentially or mixed-use zoned property, noise cannot exceed 65 dB between 6:00 a.m. and 8:00 p.m., and 60 dB between 8:00 p.m. and 6:00 a.m. (construction noise and generator testing are excluded)
• Screening of mechanical and electrical equipment, refuse areas. loading/unloading areas, outdoor storage, public utility facilities, and truck and trailer parking required from roads and adjacent properties.  

Goochland considers these uses to be important to the stability of the overall electrical grid and provides an opportunity for the future diversification of economic development within the county.  Allowing these uses positions Goochland well for future, potential energy needs across the Commonwealth.  Locations for energy generation would only be allowed in specific areas of the proposed TOD. Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right.

Goochland evaluated areas that could be appropriate for utility generating station and determined that the use should only be placed in areas that are separated from residential and should be located in areas that have existing heavy industrial uses. Therefore, the following standards are required: 

• Only located where the comprehensive plan designates property as Flexible or Industrial
• No station can be located within 1,500 feet of any residentially-zoned property, a mixed-use development with residential uses, or the county boundary line.
• The station and related improvements must be set back from adjacent property and public roads a minimum of 300 feet
• There must be a 300-foot buffer landscaped in compliance with Sec. 15-449.B.4 and no parking, drives, use, structure, or building may be located within 10 feet of the buffer landscaping.

Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right.

Goochland evaluated areas that could be appropriate for energy storage and determined that the use should only be placed in areas that are separated from residential and should be located in areas to lessen the visual impact. Energy storage would only be allowed in selected areas of the proposed TOD. Therefore, the following standards are required: 

• facility is a minimum of 1,500 feet from residentially-zoned property or the county boundary line;  
• facility is within a quarter (1/4) mile of I-64 or Rte. 288;   
• a siting agreement with the county is provided; 
• facility utilizes solid state battery systems, or facility utilizes a lithium ion battery system not exceeding 20 megawatts in storage capacity; and 
• no more than 2 percent of total TOD area is occupied by energy storage facilities.  
• Facilities not compliant with above may be approved through a conditional use permit 

All facilities in the Technology Overlay District must meet the County’s zoning requirements, including the 55dBA and 65 dBC noise standards and other safeguards. If a business is out of compliance, the County follows a step-by-step enforcement process: 

• First, the County works with the business to fix the issue quickly.
• If the problem continues, the County can issue formal violations and require corrective action.
• As a last resort, the County can take the business to Circuit Court, which has the power to stop work until the violation is corrected.

This process is already used for other zoning violations in Goochland, and it will apply equally to TOD uses. 

The current zoning for West Creek, adopted in 1987, already allows data centers and advanced manufacturing facilities by right, without additional zoning approvals. The ordinance could be amended by the Board of Supervisors to remove data centers from the Industrial zoning district. However, Goochland must consider all property owner rights, including the existing rights of West Creek. The Technology Overlay District adds new standards, such as buffers, setbacks, and noise limits, that are not part of the 1987 zoning, giving the County stronger tools to protect nearby residents if landowners choose to develop under the TOD regulations.

West Creek was rezoned in 1987, long before the Technology Overlay District was proposed. That rezoning included its own proffers and restrictive covenants, which already set standards for design, landscaping, and buffers. Because of that, some of the TOD’s requirements overlap with what West Creek already has in place. 

The TOD does not take away West Creek’s existing rights—it adds extra protections if landowners develop under the TOD regulations. For example, without the TOD, West Creek properties could still develop under the 1987 zoning with fewer restrictions. By developing under the TOD regulations, they would have to follow new rules like noise limits, larger buffers, and setbacks, while also being eligible for Technology Zone incentives. 

The Technology Overlay District proposals are still in draft form. Nothing has been finalized. No final vote will occur until after the Board of Supervisors holds their public hearings where residents will have the opportunity to share their input directly. 

Community feedback has already shaped the proposals. Between the first and second drafts, the County added increased setbacks and buffers for data center use adjacent to residential zoned property, increased setback based on height, further restricted generator testing hours, required noise study more frequently, and held an additional community meeting in response to what residents raised. In addition, the Planning Commission made recommendations to the Board based on feedback they heard at their public hearings. The Planning Commission recommended: 

• Changing energy generating facility from by-right to a conditional use permit, both for primary and accessory uses.
• Increasing the setback to 500-feet for data centers in the areas of the Technology Overlay District with current base zoning of A2, and require conditional use permit approval for locating closer in those areas.
• Limiting the by-right maximum building height to 80’ for structures located adjacent to residentially zoned property.
• Reducing the decibel limits lower than currently proposed 65 dB in the day and 60 at night.

In response to citizen concerns and Planning Commission recommendation, staff has made changes from the 9/18/25 Planning Commission version of the proposed Technology Overlay District ordinance to:

• update the map to remove parcels who have opted out of the Technology Overlay District and to designate the properties with base A-2 zoning, generally south and west of West Creek Business Park as “TOD West”. Hatching was added to these properties to differentiate them from other TOD parcels,
• require a conditional use permit for data centers for the properties designated as “TOD West”, 
• change utility generating station (SMR and peaking plants) from a by-right use in certain locations to a conditional use permit for all areas, applicable to all utility stations, whether primary or accessory uses, 
• increase setbacks for data centers for properties with base zoning of A-2 adjacent to residential, 
• increase setbacks for transmission substation adjacent to residential or agricultural zoned properties, 
• limit to 80’ the height of structures adjacent to residential properties, and agricultural zoned properties that are not part of TOD regulations, 
• further regulate noise by lowering the noise standard to 55 dBA and establishing a new limit of 65 dBC measured at the property line,
• prohibit generators from running outside of testing and emergencies, 
• require that a generator testing schedule be published on a dedicated webpage, 
• mandate that generators minimize noise using at least one of these options: acoustic walls, enclosed generators, locating generators on side of building away from residential uses (using the building as sound screen), berms in the setback, or by generator type, 
• limit construction hours, 
• prohibit road access through residential zoned property, and 
• require use of public water

The ordinance is not final until the Board votes on November 6, 2025

Some uses are proposed as “by-right” to make Goochland more competitive in attracting high-revenue businesses. A by-right use can proceed if it meets all zoning and development standards, without needing a separate local zoning approval process. This gives businesses predictability and helps the County attract investment. All uses will still have to meet applicable local, state, and federal regulations.  

At the same time, the proposed Technology Overlay District sets strict conditions on by-right uses, such as noise limits, buffers, setbacks, and design standards, that do not exist today in some areas like West Creek. In other words, while the use may be by-right, it comes with more restrictions than current zoning allows. Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right. 

The draft Technology Overlay District does not authorize or approve the construction or installation of a small modular reactor (SMR).  If a company ever proposed an SMR, it would go through extensive federal and state review and public process by the Nuclear Regulatory Commission (NRC), the Virginia Department of Environmental Quality (DEQ), and other agencies. These reviews cover safety, water supply, seismic activity, and emergency planning. Goochland has no authority over those processes. Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right. NOTE: the proposed changes moves Utility Generating Station to a conditional use permit.

Safety, waste management, and water supply for any nuclear facility are regulated by federal and state agencies, not Goochland County. If an SMR were ever proposed, the Nuclear Regulatory Commission (NRC) would oversee design, operation, and safety requirements, including any potential evacuation planning. Fuel for SMRs is transported off-site for disposal, so waste would not remain in the community. Water use would also be reviewed by the NRC and Virginia DEQ to ensure adequate supply and safety. Note: the Planning Commission has recommended that energy generation facilities require a conditional use permit instead of being allowed by-right. NOTE: the proposed changes moves Utility Generating Station to a conditional use permit.

Utility connections and upgrades needed for a specific project are the responsibility of the private developer, not Goochland County residents. For example, if a data center requires additional water or sewer capacity, those costs are covered by the business that builds the facility. Electricity costs and rates are set by Dominion Energy and regulated by the Virginia State Corporation Commission (SCC), not by the County.

Air quality from generators is regulated by the Virginia Department of Environmental Quality (DEQ) and the U.S. Environmental Protection Agency (EPA). These agencies set limits on emissions like particulate matter, carbon monoxide, and nitrogen oxides. Any facility in Goochland would be required to meet those state and federal standards. 

Yes, the 900+ acres is being considered for inclusion with usage for data centers permitted only upon approval of a Conditional Use Permit (CUP). Under this proposal, no data centers would be permitted in this area of the TOD by right. With this proposal, other technology usages would be allowed under the conditions set forth by the TOD.

Since the last community meeting, town hall meetings, planning commission meetings, and neighborhood meetings, the County has been made aware of discussions between a private developer and several landowners regarding a contract for a potential data center project on approximately 900+ acres near Mosaic and Richmond Country Club along Hockett Road (TOD West). This information was shared with the County after those private discussions had already taken place. 

Goochland County has not been involved in or a party to any negotiations or contracts related to this property. However, the County recognizes that this reflects growing private sector interest in Goochland as a location for technology-related investment. Any future project on that property would still have to follow all County zoning rules, Technology Overlay District standards, and public review steps before it could be approved.

A Conditional Use Permit (CUP) means that uses can locate only if they are subject to full community engagement which includes: 

• a community meeting, 
• a public hearing before the Planning Commission, and
• a public hearing before the Board of Supervisors.

Also, a conditional use permit provides more control over the development than a rezoning; in a rezoning, the applicant decides what conditions to offer, but in a conditional use permit, conditions can be created and imposed on the development by the Board of Supervisors.

The following uses are proposed as a conditional use permit in the TOD: 

• Data center - for the TOD West area as shown on the hatched area on the TOD map 
• Utility generating station (Small modular nuclear reactor facility, Peaking plant, natural gas) - throughout the TOD

With the current proposal, these uses will not be allowed by right. Any proposed usage would go through the public, conditional use permit (CUP) process. A Conditional Use Permit means that uses can locate only if they are subject to full community engagement which includes:

• a community meeting, 
• a public hearing before the Planning Commission, and 
• a public hearing before the Board of Supervisors.

Also, a conditional use permit provides more control over the development than a rezoning; in a rezoning, the applicant decides what conditions to offer, but in a conditional use permit, conditions can be created and imposed on the development by the Board of Supervisors.