Goochland County staff preview proposed Technology Overlay District and incentives; no action tonight

County administrators presented details of a proposed Technology Overlay District and a companion Technology Zone and answered residents’ questions during a town-hall-style meeting focused on economic development, buffers and noise on [date]. The presentation was led by County Administrator Jeremy Raley and Deputy County Administrator for Economic and Community Development Sarah Worley; no board action was taken.

The county described the TOD as a regulatory overlay that would supplement existing zoning to permit targeted technology uses — including data centers and advanced manufacturing — while imposing additional development standards. "It is a regulatory overlay that supplements and overlays the underlying zoning," Worley said, outlining requirements such as dark‑sky lighting, fencing, an architectural review, equipment screening and a minimum of 20% open space.

Worley said several uses would remain "by right" under the underlying M‑1 and M‑2 zoning but that opting into the TOD (and the Technology Zone) would subject projects to TOD standards in exchange for incentives administered through the Technology Zone. The Technology Zone would allow the county and its Economic Development Authority to offer targeted incentives — for example, reduced building or utility connection fees — subject to a return‑on‑investment calculation.

On siting and energy, staff said two limited utility generation types would be allowed inside the TOD in designated industrial/flexible plan areas: small modular reactors (SMRs) and gas peaking plants. Those uses, Worley said, would be restricted to the northern portion of the TOD and required to sit at least 1,500 feet from residential zoning and from the county line. Worley emphasized state and federal permitting would apply.

Noise, setbacks and heights were central to the presentation. Staff proposed daytime noise limits of 65 decibels and nighttime limits of 60 decibels measured at any point within an adjacent residentially zoned property; generator testing would be limited to two hours per day between 10 a.m. and 5 p.m. "We are limiting noise to 65 decibels during the day and 60 at night overnight," Worley said, and described a required third‑party noise study at plan submission, a verification study within three months after operations begin, and up to four additional studies at the zoning administrator’s request.

For visual and proximity protections, staff outlined scaled setbacks and buffers: a 250‑foot vegetative buffer and a 300‑foot setback for data centers adjacent to residential parcels, with larger setbacks (up to 600 feet) for taller buildings. Worley said the county conducted balloon tests at 60, 80 and 120 feet to show potential visual impacts; from many vantage points the balloon was not visible at lower heights.

Staff stressed the proposal is not final. Raley reiterated: "No decisions are going to be made this evening" and said final action requires a motion, second and public vote by the Board of Supervisors. He said private landowners within the draft TOD map would have until October 10 to decide whether to opt into the overlay in order to be eligible for the Technology Zone incentives. The Planning Commission hearing is scheduled for September 18 and the Board of Supervisors public hearing is currently scheduled for November 6.

County staff also described enforcement tools tied to zoning compliance and civil remedies, saying noncompliance can be enforced administratively and, ultimately, in circuit court. Worley said the county intends to publish a Frequently Asked Questions document and post meeting materials and the transcript online.

Next procedural steps: staff will continue to gather public input, publish an FAQ, hold the Planning Commission public hearing on September 18, and present final recommendations to the Board of Supervisors for a vote at a later scheduled public meeting.