Addressing concerns

 

Once again, a handful of self-important newcomers who live in the sterile perfection of manicured regulated high-density enclaves for the affluent, the anthesis of rural character, displayed their arrogance and ignorance at a September 8 community meeting to discuss proposals to create a technology overlay district (TOD) and tech zone (TZ).  (Watch the meeting at https://goochlandva.new.swagit.com/videos/354699)

For two hours County Administrator Jeremy Raley, Ed. D. and Deputy County Administrator Sara Worley outlined details of the proposals and fielded questions. They addressed legitimate concerns about noise, building heights, and setbacks—proposed distance from residential areas. They also tried to dispel misinformation that has risen to bizarre proportions.

Raley explained that the TOD/TZ is in an area identified decades ago for economic development. This aligns with the county’s long-standing goal to encourage commercial and industrial growth in 15 percent of Goochland, the eastern part, to keep the remaining 85 percent rural. Many kinds of technology businesses, including advanced manufacturing like the LEGO plant in Chesterfield, are mentioned in the proposals, but opponents seem convinced that every square inch of the TOD/TZ will be covered with data centers.

Photos of balloon tests near both Readers Branch and Mosaic performed on September 3 were shared. These tests provide a visual of proposed heights, up to 120 feet, at different setbacks from property lines. Worley explained that the county retained an engineering company to perform the tests using a bright orange balloon suspended 50 feet below a drone to illustrate exact heights and setbacks around the communities.

An orange balloon suspended 50 feet below a drone was used to

 give residents of Readers Branch and Mosaic an idea of what would be visible over the tree line at different heights and distances from property boundaries. Raley, in orange vest, chats with citizen.

Worley said that the balloon was visible in only a few parts of Mosaic. Residents pushed back contending that the test should be done after leaves fall.

Many of the uses in the TOD/TZ are already permitted by right in M-1 zoning and West Creek, with fewer restrictions on height, buffering, setback, and none for noise, which will remain unchanged, said Worley. Incentives in the TOD/TZ come with greater controls. M-1 zoning will not change. The county hopes the TOD/TZ will attract high revenue for profit businesses to bolster the tax base while adding greater protection for adjacent homes than exists under current M-1 zoning.

Landowners inside the proposed boundaries of the TOD/TZ who wish to opt out must file with the county by October 10. A form to do so is available on the county website.

Richmond television stations showed up to record remarks from citizens who apparently failed to perform much due diligence before buying their high six figure homes. One woman allegedly remarked that she was told that the land south of Readers Branch was zoned M-1 but didn’t know what that meant. A simple internet search would have revealed that data centers; manufacture of small parts like semiconductors; places of public assembly for fewer than 1,500 people; drive through restaurants; and energy storage facilities are by right uses in M-1. (Go to https://library.municode.com/va/goochland_county/codes/code_of_ordinances?nodeId=COOR_CH15ZO_ART18INLIDIM- for the complete list.)

The whole concept of by right zoning, allowing specific uses in zoning districts without public input, was condemned by many attendees who declared that the county should not approve anything without citizen input. Current policy mandates that all land use actions require the applicant to hold at least one community meeting to explain the proposal to nearby landowners before it proceeds to the planning commission. All too often, these meetings are at best sparsely attended by neighbors.

Raley said that by right uses, which shorten approval time, help the county be more competitive in attracting business.  Therefore, it is important to include stringent parameters at the front end.

Goochland, detractors said, should follow the lead of Henrico and Loudon counties, with enormous business and industrial tax revenue streams, who are dialing back by right zoning policies. Those jurisdictions, who probably have run out of developable land, may be doing this to virtue signal.

Goochland, on the other hand, derives very little tax revenue, 18.65 percent, from business. The county would like to increase that percentage to 30.  We need the money to fund core services. High end homes in Eastern Goochland are marketed as being close to Short Pump, whose residents take their sales tax dollars to Henrico to fund its government. Do newcomers patronize fine local businesses, like JJ's Seafood Market on Hockett Road?

Meeting attendees, while whining about the ad valorem tax on one hand asked to have their taxes raised on the other to cancel the TOD/TZ. They also wanted the county to put commercial development in the western part of the county where there is more land. Guess they missed the part about developing the eastern end to keep the rest of Goochland rural. They also do not realize that, while they can afford higher taxes, many people in the rest of the county are struggling to pay taxes.

The county does not “put” anything other than public buildings, like schools, fire-rescue stations and a courthouse, anywhere. Its job is to create an environment that is attractive to private investment, which generates tax revenue to fund government.

Raley spent more than an hour responding to comments submitted by attendees. Many of these advocated for more stringent noise standards and a decibel range from 50 to 55 rather than the proposed 60 to 65. Raley acknowledged the concern and said that noise mitigation strategies, including specification of enhanced sound baffling on noisy equipment are being explored. He also said that specific and robust enforcement mechanisms for violation of sound limits will apply.

Perhaps the most emotional topic related to the TOD/TZ proposal is by right permission for small modular nuclear reactors (SMR).  Despite repeated declarations by Raley that there are no pending proposals for data centers or SMRs, some residents of Readers Branch believe that data centers and a nuclear reactor will appear behind their homes in the next few months. SMRs are in the conceptual stage. It could be a decade or longer before economically feasible SMRs are available. A map included in the latest version of the TOD/TZ proposal https://www.goochlandva.us/1408/Technology-Overlay-District-Technology-Z indicates that all utility generating energy stations, SMS  and gas peaking plants will be in an area north of I64 and 1500 feet east of the Henrico County line, more than a mile from the northern most part of Readers Branch.

Raley pointed out that SMRs would be highly regulated by federal and state agencies during every step of the permitting and operational stages. At that time, if any materialize, safety protocols would be established to protect citizens and the environment. This did not seem to satisfy people who were worried about radioactive plumes and food contamination. They want SMRs banned.

Energy supply for the TOD/TZ is between the utility and the property owner, said Raley, the county does not get involved. He hopes to have a representative from Dominion at the Planning Commission hearing on September 18 to speak to provide additional information.

Concerns about pollutants from diesel generators were raised. Raley said that alternatives to diesel generators, including those that use natural gas, are being explored.

Once again Raley explained that the county currently gets five million gallons of water per day in the TCSD from an agreement with Henrico and uses about half of that. Up to 25 million gpd is available should Goochland need it. The TOD/TZ will have no impact on local wells. He also said that the January disruptions to the water system caused by dysfunction in Richmond “are behind us”.

One person asked why the county just doesn’t build more homes and forget business. Raley explained that residential growth increases traffic, the need for schools and other services, whose cost outstrips gains in residential tax revenues. More houses bring more people which means less rural.

Raley urged everyone to visit the TOD/TZ tab on the county website. All comments via the web page or email are welcome and will be included in the public record. The planning commission will hold a public hearing on the TOD/TZ on September 18 at 6:30 p.m. in the Goochland High School auditorium. There will be a District 5 town hall meeting at Hope Church on September 22 at 6 p.m. to discuss matters of interest to the east end in addition to the TOD/TZ.

Please take time to read the entries at https://www.goochlandva.us/1408/Technology-Overlay-District-Technology-Z and share your thoughts.

The TOD/TZ will bring much needed commercial tax revenue to Goochland. The proposal will undoubtedly be tweaked between now and final approval. The county is bending over backwards to be transparent and address legitimate concerns.