The dust settles

In the wee small hours of Friday, November 7, the Goochland Board of Supervisors voted 4-1 with Jonathan Lyle, District 5 in dissent, to approve creation of a technology overlay district and technology zone (TOD/TZ) in the eastern end of the county, which has been a designated growth area for decades. The vote followed more than six hours of public comment by more than 80 speakers. (A video and transcript of the entire public hearing and comments by the supervisors before the vote is available on the county website https://www.goochlandva.us/ under the “watch county meetings tab.)

Long story short. Since taking office in 2024, these supervisors set a goal to make the commercial/residential tax ratio of 30/70 through economic development. It is currently about 18/82. Residential development does not pay its own way.

Since the TOD/TD initiative was put forth by the county in early July, it has created a firestorm of opposition, mostly from new residents in the Hockett Road corridor complaining that they were not aware that data centers had been a by right use in West Creek since 2014 and do not want them in their backyards. A provision to allow small modular nuclear reactors (SMRs) by right met with even more virulent opposition. The late in the game addition of approximately 900 acres north of the Richmond Country Club between Hockett Road and Mosaic that allowed data centers by right especially enraged residents of Mosaic.

For more than a generation, the owners of the 900 acres, now dubbed TOD west, apart from demanding that the county grant access to privately built internal roads in West Creek and Rt. 288, have been coy about their intentions, if any, to develop their land. Rumor of an agreement between owners of TOD west and unnamed entities to blanket the acreage with enormous by-right data centers further stirred the pot. The land is currently zoned A-2. As approved by the board, data centers in TOD west must obtain a conditional use permit. This process includes at least one community meeting and public hearings before both the planning commission and supervisors. Unlike zoning ordinances, which tend to be generic, CUPs are site specific and better able to mitigate impacts on neighboring properties.

A motion by Lyle to remove the 900 acres from the TOD/TZ died for lack of a second, as did a motion he made to defer a vote for 120 days to allow more study.

Opponents of the TOD/TZ contended that data centers anywhere in Goochland pose a dire health hazard, harm the environment, and cause a significant decline in the value of their homes.

Charle Vaughters, District 4, moved to approve the TOD/TZ with amendments made in response to citizen feedback. He said that the process was the most challenging during his tenure as a supervisor. The TOD/TZ, he said, gives Goochland “the chance to set and follow a higher standard for development, solidify and grow our county’s economy in ways never before imagined, and achieve our stated goals for decades to come.”

Vaughters cited the massive capital needs of the county, more than $217 million in the next decade growing to at least $490 million in 25 years. He said that infrastructure investment was made in the east end to support economic development. The ordinance, as amended, “is thoughtful, both economically and technically feasible in mitigating risk and makes Goochland not only competitive, but hopefully a leader is achieving modern economic development.”

He further said “I know there is a resounding voice against data center development. However, the fact that data centers could be developed in West Creek with far lesser standards than what is proposed in this ordinance led me to find the best compromise possible. My colleagues and I did everything possible to make this as strong as possible knowing it will not appease everyone.

That is an understatement. Even though opponents offered voluminous and detailed tweaks to the TOD/TZ, and demanded more time to study the issue, they really just want the whole thing to go away. Some said that they would gladly pay higher taxes rather than have data centers in the county. They do not seem to understand that many of the other 27,000 Goochland residents struggle to pay taxes at the current rate.

Jonathan Christy District 1 thanked staff, the planning commission, and his fellow supervisors for working tirelessly on the TOD/TZ. “After months of emails, accusations, rumors, adjustments, compromises, meetings, and fear mongering, I am satisfied that the best option that works for everyone is now complete. There are no individual winners in this but as a whole we have fortified our financial standing and will be able to provide some level of protection to residents that had not previously existed. We as a board have the obligation to not just look at the next few years, but to think about the next 50. There are no winners on this board. I have taken some personal hits in this process. Let me be crystal clear on something. I was never involved in any backroom deals regarding development. I hear rumors just like everyone else but have the responsibility to verify them before spreading them. Understand that this process has not been rushed or that concerns have been brushed off.

“This TOD is far different from its original draft. To my shock, I cannot believe that we are being attacked for making concessions and improvements.”

Neil Spoonhower, District 2, also refuted allegations that the measure had been “backdoored,” contending that it could have been done with a single community meeting and public hearings before the planning commission and supervisors. Instead, there were several community meetings and smaller sessions with various focus groups and neighborhoods. He said that economic development in the designated growth area protects rural areas will be protected and enhances the revenue base.

“We did listen,” said Spoonhower. “Nobody wanted to hear what we had to say.” He read all the emails he received, responded to about 600, watched videos, and followed links he was sent. “I heard, I listened, I understand, but I do not agree. I believe that data centers are the best thing for the area. There is nothing I can say that will get you on my side.”

Spoonhower added a bit of perspective to the discussion. He watched the videos of the board meetings at which Readers Branch and Mosaic were approved.

“Many of the same objections were raised then. It’s going to destroy the rural character, harm the environment, people are going to die on Hockett Road because of the increased traffic. That wasn’t because of a data center, it was because of ya’lls neighborhoods. And guess what? I think that was a pretty damn good decision that you’re all here.”

“This should be no surprise to anyone. In 2024 when this board took office the first thing we did, announced in public that we planned to bring commercial development, including working with our EDA to bring data centers to Goochland, to preserve the rural character. This was not hiding the football.”

As approved, the ordinance and comprehensive land use plan changes require energy generation, including small modular nuclear reactors and gas peaker plants, to obtain CUPs. This will provide ample opportunity for public input and a mechanism to educate citizens about the local impact of emerging technology during that process. More stringent noise dampening for generators and data centers as well as increased visual and aural screening, including berms and landscaping, were in the approved documents. More robust sound baffling and restricted hours on generator operation and testing were also approved.

Only two small parcels opted out of inclusion in the TOD/TZ.

The TOD/TZ imposes restrictions on data centers currently allowed by right in West Creek adjacent to residential property. This seems to have been done without the consent of West Creek property owners, which may well lead to legal action.

Since July many ugly and unfounded accusations have been hurled at supervisors, including that they are being bribed and need to be removed from office. It seems likely that they have also gotten emails and phone calls in a similar and, perhaps more violent, vein. Those who claim they could do a better job should remember that the next time the board faces a controversial proposal, and there will be a next time, whoever is in office will face similar calumny. It is impossible to please everyone and no matter how hard they work, at least half the people will be mad at them.