Permits
Permits checklist
3 denied · 1 checked, nothing on file
Approvals a campus like this normally needs (including an air permit for backup or on-site generators), and what we found.
- ✕Rezoning from agricultural to light industrial DeniedHanover County Board of Supervisors · May 27, 2026: denied 4-3; the land stays zoned agricultural; staff said a substantially similar application could not be considered Local government · May 2026
- ✕Conditional use permit for up to three substations DeniedHanover County Board of Supervisors · May 27, 2026: denied 4-3; staff conditions were never adopted Local government · May 2026
- ✕Special exception for building and fence heights DeniedHanover County Board of Supervisors · May 27, 2026: denied 4-3; heights of up to 62 feet were requested Local government · May 2026
- –Checked, nothing on file: Electric service and interconnection agreements
Risks
Why it stopped, what could revive it
- HighDenied, with no appeal foundAll three approvals were denied 4-3 and the land remains agricultural. Staff said a substantially similar application could not be considered. Dataset · Sept. 2026
- MediumCounty writing new rulesFour weeks after the denial, supervisors unanimously ordered a county data center policy, so any return would face new rules. Local government · June 2026
- WatchSite is still planned for data centersThe county's Route 33 Gateway plan still names data centers a preferred use in the corridor, so another developer could try again. Dataset · Sept. 2026
Power
Power and the grid
Sources on record, size not disclosed
- Dominion Energy Virginia grid service Never contractedfirst service anticipated in late 2029 in application documents; nothing was contracted, and 900 MW is the applicant's park capacity, not utility capacity News report · May 2026
Getting on the grid
Who supplies what, what it costs, and what is still not public.
- May 29, 2026Dominion's expected timelineApplication documents said Dominion anticipated first power in late 2029, for a phased build-out through at least 2034. No load was ever contracted. News report · May 2026
- Not setService agreement: noneNo service or interconnection agreement was signed and no state commission filing names the campus. see Permits
- The county staff report noted the applicant had not supplied electricity-usage information from the energy provider. Dataset · Sept. 2026
Money
Money on record
$901M
county property tax revenue, 2025 to 2044, applicant projection
plus $2.07B in sales and use tax; never independently verified, and the chair ruled revenue was not a deciding factor (press) News report · May 2026
$15M
proffered for a county pump station and water tank
a rezoning commitment that never took effect because the rezoning was denied News report · May 2026
300 to 350 jobs
at full build, applicant estimate
from the applicant-side projections reported by the press News report · May 2026
Timeline
What happened, and what is due
SitePaper trailConstructionPowerPermitsMoneyLegalUpcoming
- July 23, 2025Site Tract holds a community meeting on its application, the earliest public record News report · July 2025
- Sept. 2025Permits Tract and the landowners file for a rezoning, a substation permit and a height exception News report · May 2026
- April 16, 2026Permits Planning Commission recommends approval 6-1 after two deferrals (a recommendation only) News report · April 2026
- May 15, 2026Permits County staff report issues no recommendation and notes missing electricity-usage and sound information Dataset · Sept. 2026
- May 21, 2026Money Revised proffers add a $15M pump station and water tank commitment, and a $6M conservation and parks payment is floated News report · May 2026
- May 27, 2026Permits Board of Supervisors denies the rezoning, substation permit and height exception, each 4-3 Local government · May 2026
- June 24, 2026Permits Board unanimously directs staff to draft a county data center policy Local government · June 2026
The buildings
Specs
600,000 gallons a day
average water use, with a 2 million gallon peak, applicant figures never approved
Who is involved
Owners, partners and builders
Owners and developers
- Tract: developer of powered-land data center parks
- Marchetti Properties III: landowner and rezoning applicant
- Tyson Farms, Square Holding LLC and the Tribble family: other landowners
Power
- Dominion Energy Virginia: retail utility for the site
Decision-makers
- Hanover County Board of Supervisors: denied the applications (Prichard, Floyd, Davis and Stoneman voted to deny)
- Hanover County Planning Commission: recommended approval
- Hirschler: the applicants' land-use counsel
Still unknown
Open questions
- Whether Tract appeals or reapplies once the county writes its data center rules.
- Any user or tenant for the park.
- What happens to the land contracts.
Where this comes from
67 records from 9 documents
Drawn from news reports, local government records, public and commercial datasets and state agency records, each kept with its date and source. The bar shows documents by type.
News report 6Local government 1Dataset 1State agency 1
Evidence
Every quote behind this page
Grade key: A = the primary record itself (permit, filing, exhibit) · B = a dated official statement · C = news reporting. Map distances are our own measurements on OpenStreetMap and carry no grade. Allegations in lawsuits are marked as such in the quotes.
Power (10)
- IT capacity: not stated“Every quantity describing the project — its demand, its emissions, its employment, its tax yield — came from the applicant”Dataset · Oct. 2026 · grade C
- Utility service: not stated“Dominion Energy anticipated the first electrical service to be delivered in late 2029”News report · Oct. 2026 · grade C
- On-site generation: not stated“The park would have been located along Route 33/Mountain Road in Hanover County and was set to offer 900MW of capacity”News report · Oct. 2026 · grade C
- Power was a stated application expectation only: Dominion Energy anticipated first electrical service in late 2029 (Q4 2029 energization) for a phased buildout through at least 2034/full buildout 2035. No load was ever c“The proposal was intended to be developed in phases through at least 2034, though Dominion Energy anticipated the first electrical service to be delivered in late 2029”News report · May 2026 · grade C
- Applicant-side fiscal projections as reported: $901 million property tax revenue 2025-2044 and $2.068 billion sales/use tax revenue; 300-350 jobs at full build. Never independently verified; the chair ruled revenue proje“The project was projected to bring the county $901 million in revenue from property taxes between 2025 and 2044”News report · May 2026 · grade C
- Stated campus size: 900 MW“The Mountain Road Technology Park was planned to be a 900-megawatt project that would have featured multiple data centers and supporting facilities like substations”News report · May 2026 · grade C
- Applications filed: REZ2025-00023 (A-1 to M-1), CUP2025-00016 (substations), SE2025-00023 (height exceptions) by Tract with Marchetti Properties, Square Holding LLC, Tyson Farms Inc. and the Tribbles“filed to rezone the land from A1-agriculture to M-1 light industrial in September”News report · May 2026 · grade C
- Interconnection status: none, no interconnection agreement; rezoning/CUP denied May 27, 2026 (several reports date the vote May 28, 2026); Dominion Energy had anticipated first electrical service in late 2029 per the applic“Dominion Energy anticipated the first electrical service to be delivered in late 2029”News report · May 2026 · grade C
- Power plan: grid (proposed, never approved)“a conditional use permit for up to three substations”Dataset · May 2026 · grade C
- Mountain Road Technology Park (430 acres, 900 MW proposed in application, three substations planned) denied by the Hanover County Board of Supervisors (4-3) at the rezoning/CUP stage; no grid position was ever establishe“The park would have been located along Route 33/Mountain Road in Hanover County and was set to offer 900MW of capacity”News report · May 2026 · grade C
Money and contracts (10)
- finding, no executed agreement: finding“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3)”Local government · Oct. 2026 · grade B
- Four weeks after the denial the Board unanimously directed staff to research data center impacts and develop a county data center policy/ordinance, and kept the data center equipment tax rate at $0.45 per $100 (adopted f“The Board unanimously approved a motion for County staff to research the impact of data centers and develop a County data center policy and/or ordinance”Local government · June 2026 · grade B
- rezoning proffers (voluntary proffer statement): instrument“Voluntary Proffer Statement, Mountain Road Technology Park Project, dated April 30, 2026, executed May 5, 2026 by Jeffrey P. Geiger, attorney-in-fact (seventeen numbered conditions)”Dataset · Sept. 2026 · grade C
- staff-recommended CUP conditions (never adopted): condition (recommended only)“Staff Report, May 15, 2026, pp. 42-44, Conditional Use Permit (Substations): Staff's Recommended Conditions... Recommended, never adopted; the CUP was denied 4-3 on May 27, 2026”Dataset · Sept. 2026 · grade C
- rezoning proffers: financial commitment 15000000 USD“Tract agreed to pay $15 million to Hanover for the design and construction of a pump station and water storage tank at the project site”News report · May 2026 · grade C
- rezoning proffers: condition“an additional proffered agreement to allow the county's planning director to request additional noise studies, which would be done at the owner's expenses up to one time per year”News report · May 2026 · grade C
- rezoning proffers: financial commitment 6000000 USD“The company also floated a $6 million payment to the county for land conservation and parks”News report · May 2026 · grade C
- rezoning proffers: condition“The company also added limitations on when commercial vehicles would access the site, road improvements and offered to pay the Hanover Sheriff's Office to conduct traffic control operations during peak construction hours”News report · May 2026 · grade C
- Tenants: not stated“the operators of the buildings were never identified”Dataset · May 2026 · grade C
- Tenant status: none, speculative powered-land park; end users never identified“the speculative nature of the development with an unknown end user”News report · May 2026 · grade C
Permits and government (16)
- Hanover County Board of Supervisors: Motion on Community Development Direction on Data Center Policy (follow-on to the Mountain Road denial)“Motion on Community Development Direction on Data Center Policy — The Board unanimously approved a motion for County staff to research the impact of data centers and develop a County data center policy and/or ordinance”Local government · June 2026 · grade B
- Zoning applications: REZ2025-00023 (A-1 to M-1); CUP2025-00016 (substations); SE2025-00023 (building/fence height exceptions)“SE2025-00023: VALCO Hanover County Four L.L.C., et al. (South Anna District) — Denied (4-3)”Local government · May 2026 · grade B
- Jurisdiction: Hanover County Board of Supervisors (county zoning authority; no state preemption of the rezoning decision)“Hanover Board Brief | May 27, 2026 — Planning Public Hearings”Local government · May 2026 · grade B
- rezoning: denied“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3)”Local government · May 2026 · grade B
- conditional use permit (substations): denied“CUP2025-00016: VALCO Hanover County Four, L.L.C., et al. (South Anna District) — Denied (4-3)”Local government · May 2026 · grade B
- special exception (building/fence heights): denied“SE2025-00023: VALCO Hanover County Four L.L.C., et al. (South Anna District) — Denied (4-3)”Local government · May 2026 · grade B
- DENIED: Board of Supervisors (6:00 p.m.–11:44 p.m. meeting, ~2-hour public hearing, 30+ speakers against, 8 for) denied the rezoning, CUP and special exception, each 4-3, after approval motions failed 3-4“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3)”Local government · May 2026 · grade B
- Hanover County Board of Supervisors: Planning public hearings: REZ2025-00023 (Marchetti Properties III, et al.), CUP2025-00016 and SE2025-00023 (VALCO Hanover County Four, L.L.C., et al.), Mountain Road Technology Park“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3); CUP2025-00016 — Denied (4-3); SE2025-00023 — Denied (4-3)”Local government · May 2026 · grade B
- Acres: 427 acres“the Hanover County Board of Supervisors refused Tract's Mountain Road Technology Park: 427 acres, 900 megawatts”Dataset · Sept. 2026 · grade C
- Voluntary Proffer Statement dated (executed May 5, 2026 by Jeffrey P. Geiger, attorney-in-fact; 17 conditions); revised proffers presented May 21, 2026 (18 items). Proffers never took effect, the rezoning they conditioned“Voluntary Proffer Statement, Mountain Road Technology Park Project, dated April 30, 2026, executed May 5, 2026”Dataset · Sept. 2026 · grade C
- County staff report issued for REZ2025-00023 / CUP2025-00016 / SE2025-00023. Per the case record, staff issued no recommendation on these cases; three outstanding issues were noted, including the applicant's missing elec“the applicant had supplied neither the electricity-usage information from the energy provider nor the sound profile that § 15.2-2209.5 requires before a board approves a rezoning”Dataset · Sept. 2026 · grade C
- What survives: the land stays A-1 agricultural in the owners' hands (Marchetti Properties III et al.); the Route 33 Gateway Small Area Plan designation (data centers a preferred use) remains in force; no permits, proffer“Denial left the property zoned A-1, agricultural... The Route 33 Gateway Small Area Plan remains in force, still designating data centers as preferred business types in the corridor”Dataset · Sept. 2026 · grade C
- rezoning application: filed“filed to rezone the land from A1-agriculture to M-1 light industrial in September”News report · May 2026 · grade C
- planning commission recommendation: recommended approval (6-1)“The Hanover Planning Commission on Thursday voted 6-1 to endorse a proposal by Denver-based company Tract to rezone nearly 430 acres for a data center development”News report · April 2026 · grade C
- Planning Commission recommends approval 6-1 after two deferrals; staff cite general alignment with the comprehensive plan and the Route 33 Gateway Small Area Plan (Employment Center designation)“County staff say that the project generally aligns with the comprehensive plan's vision for the project site”News report · April 2026 · grade C
- Hanover County Planning Commission: REZ2025-00023 / CUP2025-00016 / SE2025-00023, Mountain Road Technology Park“The Hanover Planning Commission on Thursday voted 6-1 to endorse a proposal by Denver-based company Tract to rezone nearly 430 acres”News report · April 2026 · grade C
Legal (1)
- No successor application, appeal or developer statement located as of this date; Tract did not respond to press inquiries about its plans after the denial“Tract did not immediately return a request for comment about the denial”News report · Sept. 2026 · grade C
Site and other (10)
- Construction stage: none, no approvals; no construction“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3)”Local government · Oct. 2026 · grade B
- Current target date: not stated“CUP2025-00016: VALCO Hanover County Four, L.L.C., et al. (South Anna District) — Denied (4-3)”Local government · Oct. 2026 · grade B
- Stage: cancelled“REZ2025-00023: Marchetti Properties III, et al. (South Anna District) — Denied (4-3); CUP2025-00016 and SE2025-00023 also Denied (4-3)”Local government · May 2026 · grade B
- Original target date: not stated“Construction was projected to begin around 2027, with full buildout by 2035 and energization in the fourth quarter of 2029”Dataset · Oct. 2026 · grade C
- Water use stated: 600000 gallons/day average; 2000000 gallons/day peak (applicant figures, never approved)“The Tract project was anticipated to utilize an average of 600,000 gallons of water per day through a connection to the county's water and sewer service. The campus's peak daily water usage was expected to be 2 million gallons”News report · May 2026 · grade C
- Name: Mountain Road Technology Park“The vote capped off months of review by the county, following Tract's submission of the project, dubbed the Mountain Road Technology Park, in late 2025”News report · May 2026 · grade C
- Developer: Tract“Colorado-based Tract was founded by former Cologix CEO Grant van Rooyen and describes itself as a company that acquires and develops master-planned data center parks”News report · May 2026 · grade C
- Address: 13074 Mountain Road and 12517 Winns Church Road, Hanover County, VA (U.S. Route 33, near the Henrico County line)“a proposal by Denver-based company Tract to rezone nearly 430 acres for a data center development at 13074 Mountain Road and 12517 Winns Church Road”News report · April 2026 · grade C
- Announced: Oct. 30, 2025“Data center developer Tract proposes Mountain Road Tech Park in western Hanover County”News report · Oct. 2025 · grade C
- Community meeting held on Tract's Mountain Road application (pre-filing outreach)“A community meeting about Tract's application is due to be held on July 23”News report · July 2025 · grade C