Goochland supervisors adopt technology overlay district and incentive zone after heated public hearing

Goochland County's Board of Supervisors voted Nov. 6 to adopt a revised Technology Overlay District (TOD) and a companion Technology Zone (TZ) incentive ordinance, approving staff amendments that require conditional use permits for certain high‑impact uses and add new noise, buffer and setback protections.

The board approved the measures by roll call: Supervisor Lyle voted no; Supervisors Christie, Waters and Spoonhauer and Chairman Winfrey voted yes. The ordinances include revisions staff described as ‘‘housekeeping’’ (adding ‘‘Monday through Friday’’ limits to exterior construction hours and clarifying that TOD standards apply where a use is permitted by the TOD) and a substantive change that would require TOD standards for data centers adjacent to residential properties and move small modular reactors and gas peaker plants to conditional‑use permitting.

Sarah Worley, the county’s deputy county administrator for economic and community development, said the package is designed to attract higher‑revenue technology businesses while protecting neighbors. "The proposed ordinance amendments will give the county the ability to better attract large revenue producing technology companies," Worley told the board, outlining incentives, required return‑on‑investment reviews and new development standards including buffers, setbacks and decibel limits.

Worley also described new noise limits for TOD projects — 55 dBA and 65 dBC, measured at property lines — generator testing windows, and requirements that generator testing schedules be published and that third‑party environmental noise assessments be submitted with plans. Her presentation emphasized community outreach the county conducted over several months, including multiple town halls and meetings with resident groups.

Hundreds of residents turned out for the public hearing and offered mostly critical testimony, urging the board to defer action and to remove about 900 acres labeled "TOD West" from the overlay map. Arnold Rosenberg, president of the Mosaic at West Creek Homeowners Association, representing hundreds of families adjacent to the land, called the proposal "still flawed" and asked the board to remove TOD West and strengthen enforcement, including performance bonds and lower noise thresholds.

Other speakers raised health, water‑use and traffic concerns, and urged limits on diesel generator emissions, mandatory closed‑loop cooling for large facilities, and stronger setbacks. Steve Levitt, who said he analyzed county FOIA records, told supervisors that citizen portal messages were overwhelmingly opposed, and called for a 180‑day deferral. "Every email, save 6, expresses issues, problems and concerns," he said.

Supporters on the board argued the ordinance strikes a balance between protecting rural character and enabling economic development to diversify the county’s tax base. In deliberations Supervisor Vaughters offered additional amendments to strengthen generator noise mitigation, including requiring several mitigation measures, installing screening to block ground‑level visibility of equipment prior to building construction, and requiring the use of low‑emission Tier‑4 diesel generators where diesel is used.

The board adopted the amended TOD and later approved the Technology Zone incentive ordinance in a separate vote. The Technology Zone allows the county to offer targeted financial incentives — for example, reimbursement of select fees — to for‑profit technology businesses that demonstrate a sufficient tax revenue return to justify incentives, with each proposal subject to staff ROI analyses.

The ordinances passed despite repeated calls from residents across eastern Goochland and neighboring Henrico County to delay action so officials could conduct additional independent studies on noise, air emissions and water use. Board members said the revised language provides protections that did not exist under by‑right development and that conditional use permitting will remain an option for higher‑impact proposals.

The board adjourned after completing votes on the TOD and TZ; next scheduled county business includes routine meetings and an employee service awards luncheon.