The property may be used only for data processing, internet service providers, search portals, related technological services, research, data centers, and supporting uses; other principal uses are not allowed.

Development depends on Board of Supervisors approval of the rezoning from A-1 to M-1, the related conditional use permit, and the special exception.

Up to three substations require a separate conditional use permit and may be located only in Building Areas 2B and 3B.

Buildings may exceed the ordinary M-1 height limit only under a special exception; most designated building areas are limited to 62 feet, Building Area 3B is limited to 35 feet within 350 feet of Winns Church Road, and areas outside building areas are limited to 35 feet.

Security fences may be up to 10 feet only under a special exception and must comply with specified location, color, design, maintenance, and trail-separation requirements.

Development must substantially conform to the approved conceptual plan, with adjustments subject to final engineering, agency requirements, and the Planning Director's determination.

Data center buildings may be constructed only within the designated Building Areas, while Development Areas are limited to specified supporting uses and infrastructure.

Building coverage within each Development Area may not exceed 50 percent.

Buildings must observe enhanced perimeter setbacks, including 250 feet from Mountain Road, 300 feet from Winns Church Road, 200 feet along the southern and eastern boundaries, and 50 feet along specified commercial and western boundaries.

Natural perimeter buffers must be preserved at minimum widths of 200 feet along Mountain Road, 300 feet along Winns Church Road, 150 feet along the northwest boundary, 50 feet along specified commercial and western boundaries, and at least 200 feet along the Chickahominy River and Grassy Swamp Creek, with wider variable-width areas in specified locations.

Vegetation in required buffers must generally remain undisturbed, and vegetation inventories and supplemental plantings may be required before development in the applicable building areas.

Stormwater basins and other mass-grading improvements are not permitted within natural buffers, except for specifically allowed access, utility, and other limited improvements.

Resource protection areas and wetlands within the buffers may not be impacted except for permitted access roads and other expressly allowed crossings or facilities.

Construction activity or land disturbance within 20 feet of the interior edge of a natural buffer requires a temporary construction fence at least four feet high.

At least 30 percent of plantings on each applicable site or landscape plan must use species native to Hanover County or an adjacent county, and parking areas require 10 square feet of landscaping per parking space.

Data center building elevations must be submitted with each site plan and must satisfy prescribed façade articulation, earth-tone color, material, entrance, roof, and architectural-feature requirements, subject to Planning Director review.

Mechanical equipment visible from specified roads, waterways, or perimeter boundaries must be screened by parapets, roof screens, buildings, vegetation, walls, or fences at least as tall as the equipment.

Exterior lighting must be fully shielded, use house-side shields, and not exceed 0.50 foot-candles at the interior edge of a natural buffer; pole-mounted lighting is limited to 18 feet and building-mounted lighting to 35 feet.

Exterior uplighting is prohibited, and lighting visible through windows facing specified roads, waterways, or perimeter boundaries must be minimized with coverings or shading.

Project signage is prohibited along Winns Church Road, and all other freestanding signs require a Planning Director-approved master sign plan before the first sign permit in a Development Area.

Perimeter fencing, security gates, and guard buildings must be outside natural buffers, with fencing placed on the interior side of the buffers and subject to specified design restrictions.

Access is limited to no more than two entrances from Mountain Road; after construction, Winns Church Road may be used only for emergency access and limited permanent utility access.

Required transportation improvements must be completed before issuance of the first building permit for the first data center, including right-turn lanes at both Mountain Road entrances and a median U-turn and associated left-turn lane.

Construction traffic may enter and leave only through Mountain Road entrances, may not use Winns Church Road, and is subject to peak-hour restrictions, traffic control measures, and sheriff's officer traffic control at the applicant's expense.

A construction management plan is required for initial site improvements and each parcel with building activity; exterior construction is limited to 7:00 a.m. through 7:00 p.m., Monday through Saturday, with no Sunday exterior construction.

The owner must post a $50,000 bond and repair construction-related damage to Mountain Road within the specified period after the final certificate of occupancy for the applicable site plan.

The project must connect to County water and wastewater infrastructure, and the owner must pay for any on-site accessory water storage required by the Department of Public Utilities.

Private wells and on-site groundwater or surface water may not be used for data center cooling; cooling must use air cooling, recirculating evaporative cooling, or approved newer technology supplied by the municipal system, and single-pass cooling is prohibited.

The owner must pay $1.5 million toward design of a booster pump station and water storage tanks and $13.5 million toward construction of a booster pump station and one water storage tank, in addition to dedicating up to two acres for public water-storage infrastructure.

Only Tier IV or better generators may be used, and generators must be enclosed in manufacturer-approved sound-attenuation enclosures compatible with the primary building facade.

Project noise may not exceed 57 dBA and 73 dBC during the day or 52 dBA and 68 dBC at night.

A certified noise study is required within 30 days after each data center reaches its ready-for-service date, required mitigation must generally be implemented within 60 days, and the Planning Director may require up to one additional study per calendar year at the owner's expense.

Physical sound attenuation is required for certain mechanical equipment serving buildings within 1,200 feet of the project boundary, unless a noise study demonstrates no incremental noise from the equipment's location.

Backup-generator testing is limited to 8:00 a.m. through 4:00 p.m., Monday through Friday, unless otherwise required by state or federal law.

A public walking-trail easement and hard-surface trail must be dedicated and constructed in phases tied to specified building-area site plans, with each applicable trail segment completed before the first certificate of occupancy for that phase.

The owner must contribute $30,000 for each of Building Areas 1, 2, and 3, for a total of $90,000, toward trail and trailhead maintenance before the first data center building permit in each area.

The project must provide vehicular access to the County pump station through a new access easement approved by the Department of Public Utilities.

A 60-foot right-of-way along Winns Church Road must be dedicated to the County or VDOT upon request for future road widening.

Before operation of each substation, the owner must obtain a final Planning inspection, and permanently abandoned substations must be dismantled and the area stabilized and revegetated within the specified 180-day period after notice.

The conditional use permit and special exception expire five years after Board approval unless construction or use is substantially underway, subject to any timely extension granted by the Board.

The rezoning creates an entitlement path for a data-center campus by limiting the property’s primary use to data processing, internet services, search portals, data centers, data storage, related technology, and research uses, if the rezoning and accompanying approvals are granted. limited to data processing, ISPs, search portals and related services

The measure expressly allows numerous facilities needed to build and operate data centers, including offices, maintenance buildings, electrical generation and substations, enclosed fuel and energy storage, logistics facilities, water and sewer facilities, water treatment and storage, communications infrastructure, and private utilities. Uses in support of the above permitted use

The conceptual plan provides a flexible development framework: parcel lines, roads, entrances, buildable areas, utility locations, and stormwater facilities may be adjusted during final engineering and to satisfy agency requirements, with substantial-conformance decisions made administratively by the Planning Director. may be adjusted for purposes of final engineering

The Planning Director may approve similar, unspecified uses within development or building areas when they generally fit the character of the listed uses, providing some administrative flexibility for related technology or support facilities. may permit similar uses

The conditional-use framework allows up to three substations in Building Areas 2B and 3B, subject to Board approval, the approved sketch plan, and specified screening and setback conditions. allows up to three (3) substations

The special exception establishes a pathway for data-center buildings up to 62 feet in designated building areas and permits fences up to 10 feet, subject to the approved sketch plan and conditions. Up to 62 feet in Building Area 1A, fences may be up to ten feet

The project is authorized and required to connect to the County’s public water and wastewater systems, rather than relying on private wells or septic systems, supporting utility service for the campus. connected to the County’s water and wastewater infrastructure

The measure coordinates major public-water improvements needed to serve the project: the applicant must contribute $1.5 million for design, $13.5 million for construction, and dedicate up to two acres for public storage tanks, while the County undertakes the pump-station and tank improvements. A $1,500,000 payment to Hanover County, A $13,500,000 payment to Hanover County, and dedicate up to two acres

The transportation provisions provide a defined access plan for construction and ongoing operations: up to two Mountain Road entrances, right-turn lanes, a median U-turn and left-turn lane, and only emergency or limited utility access from Winns Church Road. A maximum of 2 entrances, Access to Winns Church Road will be permitted only for emergency access

The construction provisions facilitate a large, phased buildout by allowing construction traffic to use the Mountain Road entrances, requiring traffic-control measures and sheriff’s officers during peak periods, and establishing construction hours of 7:00 a.m. to 7:00 p.m. Monday through Saturday. construction traffic may only enter and exit the Project at the access points off of Route 33