Here, we provide clear, straightforward answers to the questions we hear most often about our projects. You’ll find information on a wide range of topics, from project details and timelines to community considerations and the development process. As conversations continue and new questions arise, we will keep this section updated so it remains a helpful, reliable resource for the community.
Tract is a master developer of data center campuses throughout the United States. Tract’s approach is to draw upon the expertise of our highly skilled teams to create build-ready projects to support our world’s growing digital demands. Our team brings end-to-end experience in site selection, land planning, infrastructure coordination, environmental review, entitlements, design, construction, and operations. These campuses allow communities to realize the economic benefits of this critical infrastructure through a more centralized, thoughtful, intentional, and less impactful approach to development.
For More Information: www.tract.com
Disclosure information regarding VALCO2 Goochland County, LLC was provided with the application as required by Goochland County.
A master developer is a development and construction firm that acquires land for development, secures entitlements and approvals, and often builds core site infrastructure like utilities, roads, and stormwater systems. A master developer is not necessarily the end operator of the project; instead, they create the framework, do the planning, and prepare the land for the eventual builder and/or operator.
Master developers are often the driving force behind large retail, commercial, and industrial development projects.
To answer that question, let’s build on the master developer concept. If a master developer were planning a mixed-use development with a blend of retail and residential buildings, for example, they would have a vision for the mix of retailers and the number of residents to be housed, based on market demand and other factors. They may know, for example, that a grocery store would be well-suited, and that residences for 500 people would be appropriate for the size and design of the property. But they don’t know which grocery store might ultimately be built, and they may not know exactly how many apartments would be included, or what the precise mix of one-, two-, or three-bedroom units might be. The development of technology parks is similar.
Once Tract completes the land and infrastructure preparation:
Part of our work on a project is the creation, submission, and approval of a Conditional Use Permit (CUP). The CUP contains conditions that reflect commitments, scope, and nature of a proposed development in order to ensure that the plan publicly presented is what is built. In planning terms, these conditions “run with the land”, meaning any owner of the land and/or buildings or operator of a facility on the land is legally obligated to comply with its terms.
Should a future owner, lessee or operator want to make changes to the project outside the parameters of the conditions of the CUP, they would be required to follow the same application, review, and approval processes to amend those approvals, and would be subject to the same scrutiny and community input.
As is the case with master developers in the retail, commercial, and industrial space, we have relationships across all potential builders and operators in the data center space. We draw on decades of experience, understanding, and knowledge of the needs and demands of our prospective customers. We know what requirements each operator has, what they look for in a site, and where they want or need to locate additional facilities.
Additionally, we invest tens of millions of our own dollars to make the site ready for construction by these operators. This includes obtaining entitlements, site grading, extending utilities, building stormwater infrastructure, improving roads, and building substations for the power provider. This investment demonstrates our confidence that a site will not sit empty, and the community can realize the benefits of a data center as soon as it can be built and powered.
As for market demand, the need for data centers has been growing steadily for decades. Increased cloud adoption and usage is showing no signs of slowing down, with industry analyst Gartner (and industry analyst) predicting recent growth in end-user public cloud spending of over 20% per year.
In Virginia specifically, demand signals remain strong as well. Real estate firm CBRE highlights that the data center vacancy rate in Northern Virginia was 0.5% in 2025 — which is among the lowest in the country — and the market saw its highest single year increase in supply in 2025 as well.
For additional information:
https://www.ippathways.com/the-state-of-cloud-in-2026-from-adoption-to-optimization/
Currently, Tract has data center campuses actively under construction, as well land holdings in the permitting and zoning process, in Nevada, Utah, Arizona, Minnesota, Iowa, Illinois, Texas, Virginia, and North Carolina. Our portfolio includes over 25,000 total acres owned or under contract, and over 50,000 acres engaged, across the country.
No. Data centers have been around for decades, with the first iterations being built as early as the 1940s and 1950s for specific use cases. More modern facilities have been around since the dawn of the internet in the mid-1990s.
Data centers support technical services across communications, business functions, digital security, streaming, online storage, mapping, healthcare, travel, education, emergency response, retail, finance, and much more, including support artificial intelligence (AI).
As of mid-2026, there are fewer than 50 data centers known to be dedicated specifically to AI in the United States. For context, the country has approximately 4,500 operational data centers, meaning that roughly 1% of data centers are dedicated solely to AI. Most of the currently existing and announced facilities are located in more rural areas of the Midwest and Texas.
Most data centers today are designed to accommodate a hybrid of cloud computing and AI inference equipment, as they are similarly sized equipment. The dedicated AI facilities described above have an entirely different configuration and set-up than what is planned for Tuckahoe Tech Park.
In simple terms, data centers are buildings which house computer servers that process, store, collect, and distribute information, and do so at a large scale. They’re necessary to support a wide range of applications across community services, emergency response, retail and wholesale commerce, entertainment, transportation, and much more. The diagram below provides an illustration of just some of the services that depend on data centers. (Click the image to view at full size in a new tab.)
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These services all require data centers to store the data, software, and connectivity in order for them to work. Demand for data centers continues to grow as the demand for these services also expands and grows.
If you think about the project at hand:
- The fact that you are reading this website is enabled by data centers.
- The various Facebook groups that exist are powered by data centers.
- Live streams of public meetings are powered by data centers.
- The information about the application on the County’s permitting platform is powered by data centers.
In short, we all use data centers every day — whether we realize it or not.
Much like roads, utilities, and telecommunications, data centers support the core functions of society. They ensure the reliability of services we use daily, such as mobile apps, online banking and retail, cloud storage, emergency services, telehealth, social media, and smart city technologies.
Technology companies work hard to ensure that their services remain operational without interruption. They do this by distributing workloads and data storage across multiple data centers, across wide geographical areas. But it’s not impossible for a data center outage to occur, and like a widespread power outage, the impact can be serious, and costly in terms of economic impact.
Given the wide-ranging uses of online technologies, data centers are considered critical infrastructure not dissimilar to electrical service, water lines, and roadways.
Tract looks at several factors when considering whether a site is attractive for data center development, including:
Some are. However, the demand for data centers is so strong that customers cannot necessarily build data centers fast enough for their growth. That’s where the work we do at Tract is so critical; our employees have been part of the data center industry for decades and bring the experience of all large-scale data center operators into one place.
No, Tract does not know at this time, nor do we have any written agreements with potential operators of this site. Tract is the master developer of the site.
That does not mean we are starting from scratch. Our executive team and employees have decades of experience in the data center industry, giving Tract deep relationships across the market and a strong understanding of the key operators and their site requirements. Those relationships and our market knowledge position us to identify credible potential operators, establish connections with them, and negotiate a transaction as the project advances.
A master developer who is planning a mixed-use development with a blend of retail and residential buildings, for example, would have a vision for the mix of retailers and the number of residents to be housed, based on market demand and other factors. They may know, for example, that a grocery store would be well-suited, and that residences for 500 people would be appropriate for the size and design of the property. But they don’t know which grocery store might ultimately be built, and they may not know exactly how many apartments would be included, or what the precise mix of one-, two-, or three-bedroom units might be.
Modern data centers have existed since the beginning of the internet era in the early 1990s. These buildings are continuing to operate, nearly 35 years later.
There is nothing in the design of the buildings that would preclude them from adapting to changing technology to continue to operate as a data center. What changes with technology is the equipment inside the buildings, not the buildings themselves.
Very few data centers have been closed. The design of the physical building is a shape and configuration that could easily adapt to other uses if it was no longer used as a data center. However, there is no data that indicates that these facilities will not continue to be used for this purpose for decades to come.
Our approach is specifically to build large-scale campuses, rather than smaller ones. While it may sound counterintuitive, doing so accomplishes several important goals. A larger, single project:
In short, it’s due to simple supply and demand. As our society and our economy continue to depend more on digital technologies, more data centers are necessary to keep up with that growth. Examples include:
All of these services require data centers to operate.
The primary reason a master planned data center campus is proposed at this location is because of the adoption of the Technology Overlay District (TOD) by Goochland County. According to the Goochland County website, “the County’s goal has remained steadfast: to find the right balance between supporting quality economic development and protecting Goochland’s way of life. The approach follows the 2035 Comprehensive Plan, which identifies the eastern part of the county as the best place for business and technology growth.” By approving the TOD, the Board of Supervisors has determined that this use is compatible in this area. The project has been designed to be compatible with the TOD passed by the County and the requirements therein.
Tuckahoe Technology Park represents a strategically located, thoughtfully planned data center campus that aligns with Goochland County’s objectives to grow its commercial tax base while protecting community character and environmental resources.
According to the Goochland County website, the Goochland County Technology Overlay District (TOD) is a special zoning tool that adds additional guidelines to the existing zoning. It allows specific business uses under certain conditions, including requirements for building setbacks, landscape buffers, and design standards, to ensure compatibility with nearby properties. Establishing a TOD involved updates to both the Comprehensive Plan and the zoning ordinance.
A scrivener’s error with regards to the applicant’s name was noted when the CUP application was filed. A scrivener’s error is a legal term for a typo. Residents have expressed concern about this error. In order to address community concerns, we have elected to revise the pre-application and will be hosting another community meeting in September. The correct applicant is VALCO2 Goochland County, LLC.
As set forth in the recently adopted Goochland County Technology Overlay District (TOD), Tuckahoe Technology Park advances Goochland County’s emerging goals for targeted, high-value economic development in appropriate locations served by major transportation and utility corridors. This type of project also supports the Comprehensive Plan goals to retain agricultural development in 85% of the county. By directing this type of development in the more developed portions of the county and adopting the standards set forth in the TOD, the County has established a vision for this area, which the Tuckahoe Technology Park fulfills. Specifically, this project:
Tuckahoe Technology Park represents a strategically located, thoughtfully planned data center campus that aligns with Goochland County’s objectives to grow its commercial tax base while protecting community character and environmental resources.
Through careful attention to site design, noise control, buffering, traffic management, environmental stewardship, and community partnership, Tract seeks approval for a Conditional Use Permit (CUP) required under the TOD to realize this long-term investment. The project will reinforce prior investment in West Creek and the proposed location of the Eli Lilly facility in this area and contribute to making this area into a modern technology hub that delivers sustained fiscal, employment, and infrastructure benefits to Goochland County and its residents for decades to come.
Goochland County, through adoption of the TOD, designated this part of the County as most compatible and suited for data center development. Tract was approached by the owner of this property who was interested in selling for this purpose.
The TOD requires a Conditional Use Permit for this project. The Conditional Use Permit will include a set of conditions documenting the requirements. The conditions will remain in full force and effect in perpetuity, regardless of future ownership. Enforcement is conducted via the zoning violation process with Goochland County. The County’s form for zoning violations can be found here: https://www.goochlandva.us/FormCenter/Planning-Zoning-5/Complaint-Form-45
The final number of buildings will be determined by the operator. However, the application and conditions will limit development. Density will be limited to 0.08 FAR or approximately 3 million square feet. This is less dense than the Eli Lilly project, which is proposed at 0.1FAR and the Trinity Logistic Facility, which is proposed at 0.2 FAR.
The Concept Plan also now includes Building Areas within each Development Area, which further limits the exact areas where data center buildings can be constructed.
Lastly, we are working on developing an illustrative site plan that we look forward to sharing with the community once it is completed.
Data centers can provide many benefits to a community, including private investment, new jobs, and tax revenue that supports schools, infrastructure, and public services without burdening residents.
In addition, the development can provide other community benefits, including land dedication, transportation improvements, support for emergency services, and other similar benefits. Tract has begun these discussions with staff and will continue throughout the CUP process.
Jobs created and supported by data centers provide opportunities for new workers, as well as upskilled and reskilled workers, for technical professionals, degree holders, and non-degree holders alike.
Data centers create a mix of direct, onsite jobs and broader induced employment in the community. For a campus of this scale:
Industry standards are applied to provide the job projections for any project. For Tuckahoe Tech Park, the metric of 0.39 jobs per megawatt was applied for permanent jobs. For construction jobs, the metric of 1.36 jobs per megawatt was applied.
It is anticipated that all 350 permanent jobs would be located onsite, as nearly all of the jobs relate to the physical buildings or equipment within the buildings. Whether those jobs are employed directly by the operator or contracted would be determined by the operator.
No, the 1,200 construction jobs would be the peak at one time and represent the number needed to support construction of two buildings at one time.
Developing a master-planned data center campus requires significant capital investment from the private sector for buildings and infrastructure, construction, equipment, and ongoing operational expenses. With this level of investment, significant tax dollars will be generated that can support public safety, infrastructure upgrades, parks improvements, schools, and more.
Independent tax analysis prepared by EY (Ernst & Young) evaluates the potential long-term tax revenues generated by a data center development at Tuckahoe Technology Park under current real property, business personal property, and sales and use tax frameworks.
Any model must include a set of assumptions. This model is based upon the current best practices, and, where a range of value may be appropriate, has taken a conservative approach. Any change in those assumptions may change the model. This is the same for any modeling exercise.
Since the pre-application, the County reviewed the submitted analysis and requested several updates to the report. This information below reflects those requested updates and may differ from what was part of the pre-application and original CUP filings. It should be noted that this model is based upon data center industry standards, including equipment refresh cycles of approximately every 5 years, and estimated value of such equipment. A variety of factors could impact the model, including increases to the tax rates over time, which would increase the revenues. The tax analysis is not intended to be a commitment to an exact figure but rather provides an “order of magnitude” estimate of future taxes collected.
Please note that the model for the real property and business personal property taxes contains a series of assumptions, all of which are referenced in the report. To highlight key assumptions,
The sales and use tax model is slightly more complicated by the fact that we have to factor the sunset date of 2035 for the state exemption into the model. The model assumes that at Operational Year 6. Depending on when Operational Year 1 occurs, this timing may shift. Additionally, if the state elects to extend, shorten, or change the current exemption, the model would also change.
While precise figures will depend on final buildout and equipment investments, the analysis indicates:
Compared to alternative land uses, Tuckahoe Technology Park delivers exceptionally high tax yields with relatively low service demands, particularly for schools, public safety, and general County services.
Why are these figures different from previously provided?
The County requested that the tax analysis be revised. This included a revision to the per square foot value of a proposed data center. Market data and industry experience indicate that this would be $1300 per square foot, which was previously provided by the County Assessor and is what was modeled originally. The County Assessor has now lowered that value of $440 per square foot. While the Applicant does not agree with this valuation, the model was revised to reflect the County’s request. Importantly, the amount of tax revenues anticipated by this project are substantial with over $750 million over 20 years.
The County requested that the tax analysis be revised. This included a revision to the per square foot value of a proposed data center. Market data and industry experience indicate that this would be $1300 per square foot, which was previously provided by the County Assessor and is what was modeled originally. The County Assessor has now lowered that value of $440 per square foot. While the Applicant does not agree with this valuation, the model was revised to reflect the County’s request. Importantly, the amount of tax revenues anticipated by this project are substantial with over $750 million over 20years.
Tract uses industry assumptions to build its tax analysis model. This includes such things as the value of equipment, amount of equipment, refresh schedule of equipment, and capital investment. This is no different than how taxes are projected for for other residential or commercially master planned developments.
The tax analysis model assumed a phased build out of the project along the same timeline as the load ramp for power. Should power delivery cause a change in phasing, the revenues would be more spread out.
As stated, this is a model built on a set of assumptions. If assumptions change, the projected revenues may change. For example, if power delivery extends phasing, the actual revenues would be realized over a longer time period. Conversely, should tax exemptions expire earlier than modeled or tax rates increase from what they are today, the actual revenues would exceed what is in the model.
Tract has not requested and will not request any incentives, fee discounts, or other benefits.
In anticipation of the County paying off existing debt ahead of schedule, the County requested that TCSD taxes be removed from our analysis.
The project will be privately funded, and any infrastructure, utilities or power improvements will be paid for by the project. Tract does not propose passing any costs on to taxpayers from this project.
By way of example, Loudoun County, Virginia has attributed a decrease in residential property taxes to the presence and the amount of data center tax revenues that has been generated:
The project will be served by multiple new substations, all located on the site, and associated infrastructure to connect to high-voltage transmission lines near the property. Locating the substation and major feeders within the campus reduces the need for long off-site transmission extensions and allows visual and noise impacts to be managed entirely within the project boundary. Tract has submitted a load study to Dominion Energy and will continue to coordinate with them, leading up to the requested power service dates.
As of August 13, 2026, Tuckahoe Tech Park has completed Substation planning review with Dominion Energy and is moving into Transmission planning review. After that is complete, the project will be assigned a Batch number for placement in the queue for Dominion Energy.
The project will fully comply with all requirements set forth by Dominion Energy to serve the property.
We, as the developer, are responsible for all costs to extend infrastructure, including power, water, and sewer, to the data center campus and are responsible for significant deposit payments to be made at various stages in the process with the various utility providers.
No, local power will not be affected by this project. The substations for this project will be on a different circuit than those serving homes, schools, and other local uses.
Additionally, studies have shown that the power grids near data centers actually become more reliable due to the infrastructure upgrades done at the developer’s cost for the project but benefit the entire grid in the community.
This project will not contribute to increasing local power costs. Tract is executing binding agreements with Dominion Energy that include financial obligations for all power infrastructure needed to serve the site.
Additionally, independent reviews by the Joint Legislative Audit and Review Commission (JLARC) in 2024 confirmed data centers in Virginia already cover their fair share. And to keep it that way, the State Corporation Commission (SCC) has approved a new electricity rate for large load customers like those in the Tuckahoe Technology Park, who will be required to pay under this new structure, shielding residents and smaller commercial customers. The SCC’s job is to protect Virginians by ensuring Dominion maintains a safe, reliable grid and that Dominion is not charging customers more than they should for power.
In truth, large energy users like data centers often help stabilize the grid. Their predictable, long-term energy use helps utilities plan better and recover fixed costs more efficiently, reducing pressure on other rate payers.
Data centers fund the infrastructure required to serve their sites. Utilities often require upfront capital, deposits, and financial guarantees, which means households and local businesses are not asked to pay for this infrastructure. Rising demand from large users does not automatically raise bills and, in many cases, supports more efficient recovery of fixed grid costs.
Specifically for Tuckahoe Technology Park, Tract will execute binding agreements with Dominion Energy that include financial obligations for all power infrastructure needed to serve the site.
The decision as to where the power serving the property will come from is at the discretion of the SCC and Dominion Energy. While it has not been decided, it is possible that the property will be served by the same line extension that is planned for the Eli Lilly facility as that route is anticipated to cross this projects property. However, the final decision is not up to the Applicant and will be decided by the SCC and Dominion Energy.
As with any development project, construction will be in line with anticipated delivery of infrastructure. The SCC and Dominion Energy will determine which lines will serve the property and, power dependent improvements will not become operational until electricity is delivered to the site.
Final location of the substations will be determined with Dominion Energy, once routing is known. The locations will be included on site plan and construction drawings for those improvements. The final location will be in general conformance with the Concept Plan.
The substation equipment is approximately 50 feet and the poles may extend up to 120 feet.
The same sound levels and standards that apply to the data center buildings and generators also apply to the substations. Sound levels are committed not to exceed 52 dBA and 65 dBC at the property line. Additionally, similar mitigation measures exist for substations as they do for other data center and generator equipment.
None. Substations do not contain any emissions-producing equipment. They are the same types of substations that are built to serve residential neighborhoods.
Dominion Energy is responsible for selecting what equipment is installed in the substations. Tract does not have discretion in that process. Generally, operation of transformer equipment does not produce any emissions.
No, there are no energy generation facilities proposed for Tuckahoe Tech Park.
BESS and similar battery storage technologies are allowed use at Tuckahoe Tech Park and could be required by an operator to support the site's operations and reliability. Any BESS installation would be required to comply with the TOD and all applicable state and federal laws and regulations, the International Fire Code (IFC), and County requirements. Its design, permitting, construction, and operation would also be subject to all applicable fire-safety, environmental, and other health and safety standards.
The property is being planned for three 300 MW substations and a load study for 900 MW has been submitted to Dominion Energy. If additional power is needed at any time in the future, an additional request would need to be considered by the power provider and SCC with additional substations required to be built on site, which would likely require a CUP amendment.
Electro-magnetic fields (EMF) are created by anything that conducts electricity, including transmission lines, cell phones, computers, televisions, refrigerators, washing machines, and other appliances. These fields are strongest closest to their source, so the farther away you are from the source, the less that these fields reach your body. The World Health Organization has published helpful information on typical EMF exposure in daily life.
Data centers do not emit harmful levels of EMF. EMF emissions in data centers typically come from servers, switches, and networking equipment; power distribution units and cabling; transformers and switching gear; and backup generators. These are all non-ionizing, low-frequency EMF, like what you would get from housing wiring, refrigerators, office buildings, and cell towers. This type of EMF decreases very quickly with distance, especially with the setbacks and buffers required for this project.
Large scientific reviews have not found consistent evidence that typical environmental exposure to low-frequency EMF causes disease in the general population.
The Goochland County Technology Overlay District (TOD) contains specific requirements related to generator use for data centers. The Project will be in full compliance with these requirements, which include:
Since the pre-application, we have made several modifications to mitigate potential impacts from generators. These include:
This project, like all data center projects, requires the installation of generators to provide the required back-up power supply to the facility in the unlikely event that the primary power sources are interrupted.
Generators are highly regulated and permitted through federal, state and local regulatory agencies. These agencies dictate elements of use such as frequency of testing, length of testing, and emissions.
Tier 4 or equivalent diesel backup generators will be used, consistent with the Goochland County Technology Overlay District (TOD) requirement. Specific equipment will be determined by the facility operator, but will require compliance with all federal, state, and local requirements. The sound modeling study provided with the submission assumed one generator for every 3.5 MW of power.
Based on the assumption of one generator for every 3 MW of data center load, approximately 300 generators would be required to support the full data center load. Approximately 40 additional generators, for a total of approximately 340 generators onsite, would provide operational redundancy if other generators are unavailable due to maintenance or an equipment failure during an emergency event. The 300 load-serving generators and the additional redundancy generators would not operate simultaneously. Accordingly, no more than 300 generators should be operating at any given time, including during an emergency. The air-quality modeling reflects these operating scenarios, and the sound modeling is based on the operation of 300 generators.
While a natural gas generator does exist, it does not provide the same level of back-up reliability as diesel generators. In addition to needing a source for natural gas, the natural gas generators take longer to start up, which can cause disruption in service to the data centers that cannot be reliably bridged with batteries. As noted above, a reliable and efficient power supply is needed. The best equipment for this is still the diesel generator for reliability at this scale.
Generators are regulated by agencies at the federal, state, and local levels. All generators are required to comply with emissions standards outlined in the Clean Air Act. The Virginia Department of Environmental Quality (DEQ) regulates emissions, testing schedules, testing requirements, and testing durations. The Goochland County Technology Overlay District (TOD) contains requirements as to the type of generators used and regulations around their use. The project is subject to all of these regulations.
For construction, a non-PSD, Minor Source Construction Permit from Virginia DEQ would be required.
For operation, a Title V operating permit From DEQ for a major source is required.
Typically, permits for generators are not submitted until vertical construction drawings are underway. The location of the generators and building design must be confirmed to submit for permitting and provide the accurate information required. This happens after site work is completed. Permits are submitted on a source-by-source basis; meaning, that permits will be phased with construction.
As DEQ is a state agency, those records will be public and the process for permitting is established by DEQ.
The Goochland County Technology Overlay District (TOD) limits generator testing to two hours per day, Monday through Friday, unless otherwise mandated by The Virginia Department of Environmental Quality (DEQ). A typical generator is required to be tested for up to 30 minutes per month at 30% load. Running generators for testing purposes would adhere to these restrictions.
Generators would also run during power emergency situations, where the facility has lost power. In those emergency situations, the generators would run until power is restored.
Conditions have been added that would limit testing to one generator per building at a time and no more than four generators per building per day.
Per Section 15-449 of the TOD Ordinance, 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.
Potentially. The state permit requires testing at certain intervals and often rotates which engines need to be tested. The operator can choose the schedule as to when that testing occurs so long as the interval is met. An operator cannot prohibit testing as it is a requirement of the permit to operate.
However, accommodations may be able to be made for Code Red or Code Orange air quality days, so long as those days do not disrupt the interval required by the state permit. In other words, if an entire month is filled with Code Red or Code Orange days, it is unlikely that testing could be delayed and still meet permit requirements. However, if there is one Code Red day in a week, an operator could choose not to test on that day.
During normal operations, diesel deliveries would be infrequent and generally limited to replenishing fuel consumed during generator testing.
Emergency backup generators are commonly designed with 24 to72 hour run tanks, allowing them to operate at full load for that period before refueling. Fuel would typically be stored in individual, double-walled belly tanks associated with each generator. The tanks would be designed, installed, and maintained in accordance with UL 142, applicable federal, state, and County requirements, and original equipment manufacturer recommendations. Tank systems would include leak alarms that monitor the space between the two tank walls, as well as alarmed fill systems with overfill protection.
Qualified fuel vendors would deliver fuel using approved hauling routes and site-specific offloading procedures. Refueling would be conducted in accordance with applicable Spill Prevention, Control, and Countermeasure (SPCC) and Stormwater Pollution Prevention Plan (SWPPP)requirements. These procedures would include trained delivery and operations personnel, secured and grounded trucks and hoses, secondary containment at the fueling area, spill-response materials, and protection or covering of storm water inlets, drains, basins, and other drainage features during refueling.
In data centers with non-evaporative cooling systems (i.e. air-cooled/closed loop) water is used for domestic purposes such as sinks and toilets, required fire flows, and construction. The closed-loop cooling system would require a one-time initial fill, after which the water would be recirculated. Only negligible amounts would be needed for periodic top-off over the life of the system.
Since the pre-application was submitted, Tract has agreed and will agree to a condition that requires that this is an air-cooled/closed loop campus, decreasing the water demands for the project by approximately 95 percent.
With an air-cooled / closed loop system, the highest demand is actually realized during construction. Projected water demand during full operations is limited to domestic use only and is estimated at approximately 12,000 gallons per day (GPD) average day and 30,000 GPD peak day demand. Fire flows for emergency and building code requirements are modeled separately from operational use.
For construction purposes, domestic water demand is estimated at approximately 25,000 GPD average day and 50,000 GPD peak day demand, driven by the large number of workers expected onsite.
The maximum peak will occur when some buildings have been constructed and are operational and some others are still under construction. This is modeled as an average daily use of 33,000 gallons per day and a peak day demand of 70,000 gallons per day.
Modeling for all of these scenarios has been provided to the County to review. This includes operations, construction and fire flows.
For reference, a peak day demand means the amount of water the system needs to supply on the highest-use day of the year. The average demand reflects the mathematical mean across all days in the year and is more reflective of typical usage.
The project has committed to a closed-loop cooling system, which substantially reduces ongoing water demand. For comparison, this peak usage is roughly equivalent to the average use of approximately 500 homes or the size of the Mosaic at West Creek neighborhood.
Under any development scenario, public water infrastructure will need to be extended along Hockett Road from Tuckahoe Creek Parkway to serve the property, which will enhance public water service and redundancy to this area of the County. The piping and any associated systems will be sized to meet both fire flow and operational needs. Tract will continue to work with the County to understand the scope and phasing of these improvements. All required utility improvements to support this project will be paid for by Tract.
Under any development scenario, public water infrastructure will need to be extended along Hockett Road from Tuckahoe Creek Parkway to serve the property, which will enhance public water service and redundancy to this area of the County. The piping and any associated systems will be sized to meet both fire flow and operational needs. Tract will continue to work with the County to understand the scope and phasing of these improvements. All required utility improvements to support this project will be paid for by Tract.
The property lies within the Tuckahoe Creek Service District (TCSD), and the project will be provided with domestic water and sanitary sewer service through TCSD. As such, no wells will be drilled and area groundwater will not be used to serve this project. We agree to a condition stating that public water must beused and that no groundwater or wells are permitted.
The Project will be fully compliant with the requirements of the Goochland County Technology Overlay District (TOD) and all State laws and regulations related to use of public water and discharge of wastewater. The project will not use wells or have any impact on existing wells or groundwater.
On-site water storage will not be required for domestic or cooling needs due to the lower demands. However, fire suppression tanks or booster pumps may be incorporated if needed to meet fire flow demands. The required fire flow demands are driven by the square footage and building construction type and will be determined prior to building permit.
No. The system will be designed and constructed to ensure adequate capacity, both volume and system pressure, for all customers, including residential, commercial and this project. Further, there are no toxic chemicals used in the data center; therefore, no potential for toxic discharge that would impact water quality.
Similarto water, the demands for wastewater/sewer stem only from construction and domestic requirements and do not differ from discharge from an office building. The sewer demands can be summarized as below:
Yes, the Applicant has been working closely with the County to develop and review the proposed modeling. With the change of cooling system, wastewater demands have significantly decreased and the applicant and the utility’s engineers are reviewing the potential system improvements necessary, if any, to serve the reduced flows.
Given that all water used for the project will just be for domestic use and fire flows, no pretreatment is required. The wastewater will be no different than from an office building. Nothing in the discharge water will contain any toxic chemicals or substances.
No. All wastewater will be connected to the public sewer system. Additionally, the only water discharge is domestic water, which is the same as water that is discharged from houses or office buildings.
The Goochland County Technology Overlay District (TOD) requires that all projects be served by public water and wastewater. The project will comply with this requirement.
With a closed loop system, all fluids are contained within the system and continuously recirculated rather than discharged. This means these fluids do not come into contact with the outside environment, are not evaporated into the air, and are not discharged to the sanitary sewer or local waterways during normal operations.
Modern data centers are designed with a wide range of noise-reduction measures, such as sound barriers and insulated walls. Noise from equipment can be mitigated by a wide range of technologies, like sound attenuation louvers, spring vibration isolators, noise absorbent lining and enclosures, mufflers/silencers, acoustical screening walls, berms, and landscaping. Additionally, the orientation of buildings and equipment can be used for screening and to direct noise away from adjacent properties. The project will be designed to ensure compliance with local ordinances.
Many older data centers, like some of those located in Prince William, Loudoun, or other Northern Virginia counties, did not include sound attenuation in their design and construction. A more accurate and recent example of a modern data center design with sound attenuation measures are the facilities at White Oak Technology Park in Henrico County.
The Goochland County Technology Overlay District (TOD) contains specific requirements measured at the property line. The Applicant has agreed to a sound level lower than the TOD requirements. The CUP application contains a condition, which we agree to, for a maximum sound level of 52 dBA and 65 dBC.
Tract continues to evaluate the sound modeling to ensure alignment with the County.
Tract is in the process of updating the sound study based on community comments and questions. We will update this website when it is available.
Approvals and conditions are not tied to a specific entity, applicant, or developer. The conditions remain in effect for the property (“run with the land”) in perpetuity. The ultimate equipment that is selected will not actually matter as the requirement not to exceed 52 dBA and 65 dBC will remain in effect. The operator will be required to install any and all measures necessary to meet this requirement at the property line.
Further, the TOD also requires that additional noise assessment must be provided, at the request of the zoning administrator, when there are alterations to the facility, modification to the operation or equipment, or in order to investigate a complaint that the noise is in violations of these standards.
Put simply, the equipment may change, but the sound limits do not; the operator must take whatever steps are necessary to comply with the Conditions and TOD ordinance.
Tract retained Ramboll Americas Engineering Solutions, Inc. to perform an environmental noise assessment for Tuckahoe Technology Park. The assessment models noise from campus operations, including rooftop chillers, air handling units, generators, and other major equipment.
The assessment models submitted with the application are based on general assumptions, such as a specific type of equipment, the amount of equipment, the location of equipment, and assume certain mitigation measures for purposes of the study.
Regardless of the type or amount of equipment, the operator will be required to install any and all mitigation measures necessary to maintain compliance with the Goochland County Technology Overlay District (TOD).
The operator will be required to install any mitigation measures necessary to maintain compliance with the Goochland County Technology Overlay District (TOD) over the life of the project. This includes both the generator yards and any mechanical systems placed on the campus.
It is important to note that regardless of what equipment is chosen, where buildings are placed, or where generators are located, any owner and/or operator will be required to take any necessary measures to mitigate the sound from the property, as measured at the property line. There are many ways to mitigate sound, including equipment selection, equipment enclosures, equipment screening, screening, walls, fences, berms, and landscaping. All of these will be available to whoever is operating the buildings, and they will need to utilize any and all measures that are necessary to ensure compliance with the approved conditions.
An additional noise assessment verifying compliance with the standards under peak operating conditions is required by the TOD to be provided to the County within three months of operations being undertaken.
The TOD also requires that an additional noise assessment must be provided, at the request of the zoning administrator, when there are alterations to the facility, modification to the operation or equipment, or in order to investigate a complaint that the noise is in violation of these standards; however, no more than four sound studies will be required during any calendar year.
In a letter received August 25, 2026, VDOT rejected our request for a median break along Route 6 / Patterson Avenue. Therefore, the access must be modified. The project will have a right-in/right-out only entrance along Route 6 / Patterson Avenue. VDOT’s decision has forced the previously emergency access along Hockett Road to become a full access road.
Tract is actively working with the County to revise the TIA and work through operational conditions that can address community concerns about traffic on Hockett Road. More information will be available at the upcoming community meeting.
At this time, all existing residential access on Cobblestone Circle, Fleetwood Lane, Country Club Drive, and Art Road will remain available for residential use.
All development generates some level of automobile trips to and from the facilities that are built. However, data centers have one of the lowest trip generation rates of any commercial or industrial land use. The traffic study that was submitted for this development evaluated permanent and construction traffic. The inherently low trip generation of data centers relative to their tax base, especially compared to retail or residential, allows the project to deliver large fiscal benefits with limited incremental congestion.
Yes, construction does generate more traffic than normal operations. The traffic study submitted with the application includes an analysis of construction traffic conditions and any required improvements will be a result of having to accommodate the higher traffic generation associated with construction activities.
A formal Traffic Impact Analysis (TIA) has been completed to evaluate background traffic, trip generation, distribution, and needed improvements for both construction and final operational state. The TIA has been submitted to the Virginia Department of Transportation (VDOT) and to Goochland County for review. The Applicant will fund and construct the following improvements required by the TIA, subject to VDOT approval.
• Provide a median opening along Route 6
• Provide an eastbound left-turn lane with 200 feet of storage and 200 feet of taper
• Provide a westbound right-turn lane with 200 feet of storage and 200 feet of taper
Tract will fund necessary transportation and utility upgrades.
In addition, the Applicant has agreed to fund and construct the improvement designed by the County at Hockett Road and Route 6/Patterson Avenue referred to as the “Continuous Green T”. The Applicant will work withthe County to advance the engineered drawings and complete the improvements, as required by the County.
There are three existing private roads that run through the property and are used for residential access; Fleetwood Lane, Country Club Drive and Art Road. The Applicant is proposing to leave these private roads as they remain today, unless an agreement is reached with the homeowners who the road serves.
These roads will not be used for construction or property access and will be signed accordingly. It should be noted that the primary access to the property does cross Fleetwood Lane but would not impede the owners’ access to their property.
The Goochland County Technology Overlay District (TOD) states that unless deemed necessary to provide access solely for emergency service vehicles, access to a property with a use permitted pursuant to the TOD, or to a property zoned M-1 or M-2, cannot connect to local roads within residentially zoned properties.
Tract has prepared a viewshed analysis, which was included in the application materials. These exhibits now show chillers and mechanical equipment on the roofs of the data center buildings.
Based on this analysis, even with the addition of rooftop equipment, the buildings are screened by the existing topography, existing and proposed vegetated buffers and setbacks, or absolute distance from nearby properties.
The Goochland County Technology Overlay District (TOD) sets forth specific requirements for setbacks and vegetative buffers for data centers projects. For data centers that have an underlying zoning of A-2 and are adjacent to residentially zoned land, the following setbacks and buffers are required:
The project is fully compliant with these requirements and is not requesting any decrease in the 500-foot requirements for residential adjacency.
Since the pre-application, the Applicant has proposed increased buffers and setbacks as detailed below:
To the extent feasible, existing mature and healthy vegetation will be retained. Supplemental plantings can include a mix of evergreen and deciduous trees, as well as lower shrubs and ground planting to provide visual screening at the ground as taller trees grow. The TOD contains specific landscaping requirements, and the Applicant agrees to abide by those requirements.
In addition, the Applicant commits to provide pollinator friendly plantings for onsite landscaping and within buffers areas, maintaining compliance with County landscaping requirements.
As with all development and construction projects, diligence regarding the site continues throughout the zoning process. As we move through the CUP process, we will look for opportunities to share the data in such reports.
There is no hazardous waste associated with data centers.
While there is no indication or anticipation that the data center would close or demand for facilities would decrease, no remediation would be required as there are no toxic or hazardous substances or elements to the data center. Therefore, no “clean up” would be required. The property owner would remain liable for the buildings, maintenance, and safety of the site and would be held to the same standards as any other property owner in the County.
While there is no indication or anticipation that the data center would close or demand for facilities would decrease, the physical structures are highly adaptable to other uses. There is nothing in the design of the exterior shells of the buildings that would preclude reuse of the structures for another permitted use.
Tract will design, permit, and construct any stormwater facilities in compliance with all county and state requirements and will address any downstream discharge through approved engineering plans and applicable permits.
Tract expects to avoid or minimize impacts to wetlands where feasible; Final impacts will be determined though the engineering and permitting processes. Unavoidable impacts will comply with all required permitting through federal and state regulatory agencies, including their mitigation requirements. Specific impacts have not yet been calculated as Tract continues to work with the County and the community to determine development and buffer areas.
Tract plans to avoid and minimize impacts to wetlands and water bodies, including ponds. Any unavoidable impacts will be subject to applicable state and federal permits and permit-required mitigation. Proposed impacts to these features have not yet been calculated as Tract continues to work with the County and the community to establish development and buffer areas.
Detailed engineering has not yet been conducted as site planning is still being developed and informed by conversations with the County and the community. These conversations are informing the areas that will be designated for development and natural areas. Tract plans to avoid and minimize impacts to all aquatic resources. While aquatic resources have been delineated by an environmental consultant across the property, the federal and state regulatory agencies still need to review that delineation and make a determination about their jurisdictional authority over those resources. These agency determinations will continue to inform the site design and planning.
Stormwater retention and/or detention for the site would be approved through Goochland County for compliance with the Virginia Erosion and Stormwater Management (VESM) Regulations. Stormwater management facilities are designed to intercept stormwater from the site prior to drainage from the site from reaching the existing surface waters, thus controlling the flows from the site.
At this stage, no permanent holding ponds are specifically identified as needed for the site. On-site water storage is not required for domestic or cooling needs, although fire-suppression tanks or booster pumps may be incorporated if needed. Temporary and/or permanent stormwater-management features, such as sediment basins, sediment traps, or other drainage controls, may be required during construction. Final stormwater features will be determined through POD, engineering, and permitting.
All lighting at Tuckahoe Technology Park will full comply by the outdoor lighting requirements in Section 15, Article 25 of the Goochland County Zoning Ordinance.
Yes, Tract has contracted with a consultant to perform this modeling and will provide the results when they are available.
Upon CUP approval, Tract will work to close on and take ownership of the property within 60 days. Once that is completed, we would begin designing the plans necessary for the POD and other permits.
At this time, we do not know the definitive phasing of building construction. In terms of the horizontal and infrastructure phasing, sewer access will come from the northeast portion of the property and water will come down Hockett Road at the northwest corner of the property.
As noted, the final alignment of power lines is at the sole discretion of the SCC and Dominion Energy. However, it is anticipated that they will also feed into the northeast portion of the property. These are the first improvements that are typically constructed.
As with all construction, stormwater and other mitigation measures will also be installed as required in the POD, site plan, and/or other approved permit drawings.
Each phase will have its own required construction drawings and permits. The impact with each phase, both individually and collective to the campus, would be addressed in those permits.
The final phasing of the building construction will be based upon how many and the locations of the final operators of the site. All operators will be subject to the same conditions that are approved for the project.
Dust control, as well as sediment and erosion control, is standard practice across the construction industry and will be implemented as part of this project. Water application during construction is one measure that may be used to control dust and airborne particles. Additional project-specific measures will be detailed in the Construction Management Plan, which will require County approval.
As with any development, all improvements are subject to third-party approvals, which can include Goochland County, VDOT, Dominion Energy, Virgina DEQ, or the Federal government.
As with any development, should a third-party agency not approve a specific component within their scope, an amendment to the project would be required. The exact nature of that amendment would vary based on which agency and which improvement is in question. The conditions include a requirement that the project abide by all laws and regulations that are applicable.
Yes, the Applicant agrees to a condition that requires a local point or points of contact during construction and during operation. This contact information will be provided to the County as part of the Construction Management Plan and prior to operation of any building.
A point(s) of contact will be provided to the County during construction and operations. This will be the primary means of communication if updates are needed.
The TIA establishes assumptions regarding construction traffic volumes and routing. The majority of the construction traffic is anticipated to approach the site from the east along Route 6/Patterson Avenue from State Route 288. This traffic would be able to access the site via the right-in/right-out entrance along Route 6 / Patterson Avenue.
Given VDOT’s recent decision not to permit a median break, construction traffic from the west would have to access via an entrance on Hockett Road. We will agree to a condition that the Construction Management Plan include a full routing plan that will prohibit truck traffic to approach or depart from the site north on Hockett Road. All construction traffic will be directed to approach the site from Route 6 / Patterson Avenue and depart with the same traffic pattern.
The Applicant has completed an initial geotechnical investigation of the property, and blasting is not anticipated based on its results. As part of the normal development and construction process, additional geotechnical diligence will be completed before construction. If blasting or other specialized work is ultimately determined to be necessary, it would be subject to the applicable permitting and review requirements and conducted in compliance with all applicable County, state, and federal regulations.
The construction activities and techniques anticipated for this project are generally consistent with those used for other types of development and do not inherently require materially different methods. Tract will comply with all requirements governing construction activity. In addition, the significant setbacks between construction areas and nearby residences will provide an added measure of separation and help reduce the potential for impacts to neighboring properties.
Yes. Before construction begins, the project will be required to obtain coverage under Virginia’s Construction General Permit and prepare a site-specific Stormwater Pollution Prevention Plan (SWPPP), along with the required erosion and sediment control and stormwater management plans. The SWPPP will identify the limits of disturbance, existing and proposed drainage patterns, surface waters and discharge points, construction entrances, and the temporary and permanent control measures to be used. It will also address best management practices for managing runoff and sediment, including perimeter controls, sediment basins or traps, stabilization of inactive or completed areas, protection of storm-drain inlets, and controls for stockpiles, fueling and maintenance areas, concrete washout, construction waste, and other potential pollutant sources. The plans will be submitted to Goochland County for review and approval as part of the applicable permitting process, and the SWPPP will be implemented and updated if site conditions or construction activities change. Inspections will be performed by qualified personnel at the frequency required by the permit, including inspections following measurable storm events, and will document stormwater discharges, the condition and effectiveness of control measures, maintenance needs, and corrective actions. Inspection reports must be incorporated into the SWPPP within the required timeframe, and identified corrective actions must be addressed as required by the permit. Goochland County, the Virginia Department of Environmental Quality, and other authorized agencies may also conduct compliance inspections. These requirements are intended to manage construction runoff, minimize erosion and sediment discharge, and protect downstream properties and receiving waters.
Yes, construction traffic analysis is included in the TIA. Peak hours for construction are 6:00 – 7:00 am and 3:00-4:00 pm. These hours obviously differ from typical office hours but are normal for construction. In order to provide a more conservative analysis, the arrivals and departure times were spread over four hours and into the peak commuter times as follows:
The construction traffic models 1,600 daily trips, with 800 in the morning and 800 in the evening. These 800 trips represent only the employees who will arrive during these peak traffic periods. Anticipated peak construction jobs equal 1,200 jobs, the remaining 400 employees would arrive during off peak periods.
The County does not have codified construction hours. However, other projects have proffered to these limits construction and we will agree to a condition stating that construction hours are limited to 7:00am to 8:00pm, Monday through Saturday, except in emergencies or where unusual circumstances require extending the specific hours to complete such work as concrete pours or utility connections. Exception shall require the approval of the Director of Community Development. Construction signs shall be posted stating the hours of construction.
Data centers, substations, and other accessory buildings do not emit any odors. However, backup power is provided by diesel generators, and these generators can emit an odor when they are running, not dissimilar to a bus or semi-truck. New generators with modern emission controls like the Tier 4 generators required by the Goochland County Technology Overlay District (TOD), emit far less odor than older or poorly maintained units.
Scientific research has found that the further a person is from the source the more that smell will dissipate based on diffusion and wind movement. As a general rule, smell is half as strong every 10 feet of distance from the source. The required setbacks of 500 feet from residentially zoned land and the requirement that generators are shielded from residential properties by the data center building in addition to the setbacks and buffer all aid in the diffusion of odor molecules. In addition, Tract has agreed to place generator yards no closer than 1,000 feet from existing residential structures in Mosaic at West Creek and no closer than 500 feet from any other residential structures. This additional setback will help to further dissipate any perceptible odor.
Tract has retained an air quality expert to perform modeling for the project. The results of that study will be shared when we receive them.
There is no established scientific evidence showing that living near a data center, by itself, causes illness. Tract acknowledges that there are anecdotal accounts of people reporting health impacts but the scientific research has not established evidence.
Northern Virginia has the highest concentration of data centers anywhere in the world, and the same region includes some of the healthiest communities in Virginia, with places like Loudoun County consistently ranking very highly on widely used health measures.
Any development that results in an increase of impervious surfaces (e.g., roads, parking lots) can result in some minor and highly localized heat island effects, not dissimilar from how your paved driveway or sidewalk may feel warmer than the grass. However, data center development does not result in excessive heat or any increase beyond what is typical for any development. Distance lessens the impact of any potential heat island effects. Think about standing next to your home air conditioning unit; you can feel the heat coming from that piece of equipment. Step back a few feet and the heat decreases. The same would be true with this or any other development.
Tract welcomes fact-checking and independent review of reports that it publicly shares. Where a review is intended to constitute third-party verification, it should be conducted by a qualified professional who is appropriately licensed, where applicable, in the relevant field of study. Tract has facilitated this type of review on other projects.
When the County approved the TOD, it determined that the uses permitted under that ordinance were compatible in these areas. We believe that Tuckahoe Tech Park demonstrates compliance with the ordinance, which is what is required of an applicant, as part of its application.
As with any development, the developer, owner, and/or operator are required to comply with all zoning requirements, approved conditions, and any applicable laws, including the Conditional Use Permit (CUP) and the Goochland County Technology Overlay District (TOD). The approvals and conditions remain tied to the property, not to a specific entity (applicant, developer or operator); and therefore, remain in full force and effect in perpetuity.
As such any operational commitments made by Tract would apply to the operator of the facility. The conditions would ensure that the requirement is known to the operator and the enforcement processes would apply to the operator. As noted, the approvals and conditions remain tied to the property, not to a specific applicant or developer.
If a development is not compliant, the County or applicable agency has the authority to issue violations, fines and penalties, or other actions to regain compliance and address any impact from non-compliance. Such actions could include shutting down the facility, which would be unacceptable and extremely costly for any operators. All approvals, conditions, and requirements would run with the property and need to be enforced throughout the life of the project.
As with any development, the County’s permitting system will provide a record of any violations and corrective actions.
As with any land use approval, if an amendment is desired in the future, it would require the owner/operator to file a CUP amendment. Such amendments are public processes and would be subject to the County’s established process for CUP amendment, which is a public process.
As noted, the approvals and conditions remain tied to the property and not to a specific entity; and therefore, remain applicable in perpetuity. If there are multiple operators on the site, the operators would need to reach agreement with each other on how compliance, as well as shared expenses such as private road maintenance and landscaping, would be handled. Similar to an HOA, one possible type of agreement is to establish a master association, where each property owner would pay for and be responsible for certain obligations; however, the ultimate structure may take other forms with the same result.
From the public standpoint, any violations would be issued to all owners of the property in the CUP and any repercussions for non-compliance would apply to all. Just like with a homeowners’ association, itis in the best interest of all parties to have this internal agreement in place to ensure that enforcement is properly addressed and responsible parties are held accountable.