Meeting Intelligence Preview
Meeting Summary
The Planning Commission deferred the TRAC Mountain Road Technology Park data center proposal (REZ2025-00023 and CUP2025-00016) for 427 acres on Mountain Road at the Henrico County line to the March 19, 2026 meeting, directing the applicant to address traffic solutions, increase buffers near residential areas, and clarify water usage. Earlier, the commission approved a rezoning for North Lake RV LLC at Harley Club Drive (8.04 acres from B-3/M-2 to M-2), approved Wayne Norman's rezoning and CUP for a contractor's equipment storage yard on Power Road (16 acres to M-2), and approved a Chesapeake Bay exception for site access on a 5-2 vote.
Key Decisions (8)
TRAC Mountain Road Technology Park Data Center Rezoning
Rezoning request for 427.18 acres from A-1 Agricultural to M-1 Limited Industrial for a data center campus with up to 900 megawatts of power capacity. Located on east line of Mountain Road at Henrico County line and south line of Wynn's Church Road in South Anna District. Developer: TRAC/Marchetti Properties. Commission directed applicant to address traffic solutions for Route 33/I-295 access, increase buffers (especially 300-foot buffer at Wynn's Church Road substation), clarify peak water demand, limit generator testing to 8AM-4PM Monday-Friday, and remove 'equivalent' language from tier four generator proffer.
TRAC Mountain Road Technology Park Substation CUP
Conditional use permit for up to three substations within the proposed data center campus at Mountain Road. Substations restricted to Building Areas 2B and 3B with 220-foot minimum setback from project perimeter.
Rezoning at Harley Club Drive - North Lake RV LLC
Rezoning from B-3 General Business District and M-2 Light Industrial District with conditions to M-2 Light Industrial District with conditions on 8.04 acres located on west line of Harley Club Drive, north of intersection with North Lake Park Drive in Ashland District. Property designated as destination commerce on general land use plan.
Wayne Norman Rezoning - Contractor's Storage Yard
Rezoning of 16 acres from A-1 Agricultural and M-1 Limited Industrial to M-2 Light Industrial with conditions for contractor's vehicle and equipment storage yard. Located on north and south line of Power Road at intersection with Creighton Road in Cold Harbor District. Total property is 43 acres. Applicant: Wayne Norman/Capital City Services, relocating existing nonconforming business from Sandy Valley Road.
Wayne Norman CUP - Contractor's Equipment Storage Yard
Conditional use permit to allow contractor's vehicle and equipment storage yard on Power Road property. Development includes storage buildings, garage/shop building, and office building with single entrance to Power Road.
Chesapeake Bay Exception - Wayne Norman Property
Exception request CBE2025-00004 to allow driveway crossing of Chesapeake Bay Resource Protection Area for access to contractor's storage yard on Power Road. Approximately 0.12 acre RPA encroachment proposed using existing crossing location.
Guwaffney Baptist Church CUP Amendment
Amendment to CUP2022-00021 to permit a school within existing church building on 4.04 acres zoned A-1 Agricultural District. Located on north line of Guathmey Church Road, east of Center Street Road in South Anna District.
Hanover County Public Schools CUP Amendment
Amendment to CUP 15-04 Amendment 106 to permit expansion of Hanover Center for Trees and Technology on 50.84 acres zoned A-1 Agricultural District. Located on west line of Learning Lane south of Whippoorwill Road in Beaver Dam District.
Zoning Changes (3)
East line of Mountain Road at Henrico County line and south line of Wynn's Church Road, South Anna District
TRAC/Marchetti Properties
West line of Harley Club Drive, north of North Lake Park Drive, Ashland District
North Lake RV LLC
North and south line of Power Road at Creighton Road, Cold Harbor District
Wayne Norman
Development Activity (4)
Mountain Road Technology Park
427.18 acres proposed for data center campus with five building areas totaling 131 acres (30.7% of site), 122.6 acres of development areas (28.7%), and 40.9% preserved as natural areas/buffers. Up to 900 megawatts power capacity, 600,000 gallons/day average water usage, 2 million gallons peak. Three substations proposed. 300-350 permanent jobs projected, 1,000+ construction jobs. Projected tax revenue of $900 million over 20 years. Power delivery anticipated Q4 2029, build-out complete by 2035.
Wayne Norman Contractor's Storage Yard
16 acres rezoned for contractor's vehicle and equipment storage yard including storage buildings, garage/shop, and office building. Relocating existing nonconforming business from Sandy Valley Road. Expected to generate 271 vehicle trips per day.
Hanover Center for Trees and Technology Expansion
Expansion of existing educational facility on 50.84 acres
Guwaffney Baptist Church School
School within existing church building on 4.04 acres
Market Signals (5)
Commercial Demand
Data center developers continue pursuing Hanover County sites despite community opposition, with TRAC proposing a second major project after Hickory Hill approval, indicating strong market demand for data center locations in the Richmond region.
Infrastructure
Dominion Energy has committed to Q4 2029 power delivery for the Mountain Road data center, with existing water/sewer infrastructure in the suburban service area including an unused wastewater pump station built 20 years ago in anticipation of development.
Sentiment
Strong community opposition to data centers expressed through approximately 30 speakers opposing the Mountain Road project, citing concerns about water usage, noise, air pollution, traffic, and property values, while supporters emphasized construction jobs and tax revenue.
Housing Demand
Adjacent property owner (Wilson family with 220 acres along Grassy Swamp Creek) expressed interest in future residential development, indicating residential demand in the Route 33 corridor designated as suburban neighborhood residential.
Other
Virginia SCC approved new rate structure to shield residential ratepayers from data center infrastructure costs, though speakers noted 21% year-over-year electricity rate increases attributed to data center growth statewide.