A Master Plan for Courthouse Village - College of Humanities and ...

A Master Plan for 

Courthouse Village 

Goochland County, Virginia 

Jeff P. Baker 

Masters of Urban & Regional Planning 

L. Douglas Wilder School of Government and Public Affairs 

Virginia Commonwealth University, Spring, 2006

A Master Plan for Courthouse Village 

Goochland County, Virginia 

Jeff P. Baker 

Master of Urban and Regional Planning Program 

L. Douglas Wilder School of Government and Public Affairs 

Virginia Commonwealth University 

Spring, 2006 

Acknowledgements 

This Plan was developed in order to fulfill the requirements of URSP 762 as 

necessary for completion of the Master of Urban & Regional Planning Program in 

the L. Douglas Wilder School of Government and Public Affairs at Virginia 

Commonwealth University. 

Studio Panel Members 

Dr. Morton Gulak: Virginia Commonwealth University 

Dr. Robert Stokes: Virginia Commonwealth University 

Bradley Shelton: Goochland County

Executive Summary 

Purpose 

As part of its growth management framework, and in an effort to control development 

and preserve rural and agricultural lands, the County of Goochland, Virginia has 

established community development districts or “villages” in which growth is to be 

directed and development concentrated. The intent of this Plan is to outline how 

development should occur in Courthouse Village, a designated growth area in 

Goochland County. This plan follows the basic structure offered in previous plans, 

including the “Goochland 2023” County Comprehensive Plan, released in 2003 and the 

2004 “Centerville Village Plan”. This Plan addresses the existing conditions in 

Courthouse Village, and develops a number of goals and objectives in order to achieve a 

vision of the Village 15-20 years into the future. 

Data Analysis 

A number of planning-related factors were analyzed to determine the assets and 

liabilities of Courthouse Village, with respect to its ability to develop in a manner 

conducive to the County’s stated desire. They include the following: 

• Land Use/Zoning 

• Physical Design 

• Transportation/Parking 

• Utilities 

• Environmental Factors 

• Community Facilities 

• Housing 

• Historic Resources 

Plan Recommendations 

Recommendations presented in this plan are derived from the following analysis of 

existing conditions in the Village, County objectives stated in previous plans as well as 

from those documents which provided citizen feedback, such as in the “Courthouse 

Village Focus Group Village Recommendations” draft document, dated February 20, 

2002. County citizens were very involved with the County’s most recent comprehensive 

plan update and identified many quality of life issues that are important, which need to 

be preserved. This includes directing development into designated villages; providing 

adequate and attractive infrastructure in villages to support various housing types, and 

overall healthy economic growth; the importance of historic buildings and settlements; 

the feeling of personal safety; and rural community pride. 

The overarching theme of this Plan is to facilitate the creation of a vibrant, pedestrianoriented, 

economically successful village center. This center shall comprise a mix of 

residential, office, commercial and public uses and portray a strong identity of being a 

well-defined, distinguishable place. Major Plan recommendations given below are 

broken down into the aforementioned categories: 

Land Use/Zoning Objectives 

• Rezone the Village to allow for a newly-defined mixed-use center and designated 

planned unit developments 

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Spring, 2006 

Goochland County

Physical Design Objectives 

• Incorporate decorative gateways to signify entry/exit into Village center 

• Adopt design guidelines to be applied to development occurring in the mixed-use 

Village core 

Transportation/Parking Objectives 

• Adopt recommended road connections and proposed trails network 

• Reduce speed limit along route 6/522 in Village center 

• Complete installation of sidewalks along major roads 

• Allow parallel parking along route 6/522 in Village center 

• Encourage off-street parking to the rear of businesses 

Utilities Objectives 

• Extend water and sewer capacity to areas planned for higher-density 

development 

Environmental Objectives 

• Prohibit intense development on environmentally-sensitive lands 

• Incorporate environmental practices with new development (ie. Permeable 

surfaces) 

Housing Objectives 

• Provide affordable housing options in the form of smaller houses, second-story 

apartments, affordable units in planned developments 

Community Facilities/Recreation 

• Provide additional recreational opportunities through the building of a new park 

along the James River 

• Maintain recreational opportunities at existing facilities (ie. High School, 

fairgrounds, Hidden Rock Park, Community College) 

Historic Resources Objectives 

• Maintain, preserve and encourage visitation to existing historic sites and 

structures 

It is the hope that recommendations presented in this Plan will result in the creation of a 

relatively compact, pedestrian-scaled and coherent town with a defined center, which 

offers of good mix of housing while providing high-quality public and open space. The 

successful realization of this vision will provide a feasible blueprint for how to direct and 

manage development to accommodate anticipated future growth in a manner that best 

preserves the existing rural character of the County. 

A Master Plan for Courthouse Village Page ii of 96 

Spring, 2006 


Table of Contents 

I. EXECUTIVE SUMMARY………………………………………………………..i 

II. 

GOOCHLAND COUNTY……………………………………………………….1 

Historical Background…………………………………………………..2 

Regional Context………………………………………………………..2 

Population………………………………………………………..3 

Income……………………………………………………………5 

Employment……………………………………………………...6 

Development Patterns………………………………………………...8 

Land Use…………………………………………………………9 

Village Concept………………………………………………………...11 

III. 

COURTHOUSE VILLAGE……………………………………………………13 

Introduction……………………………………………………………..14 

Vision Statement……………………………………………………….15 

IV. 

EXISTING CONDITIONS……………………………………………………..17 

Population & Employment…………………………………………….18 

Land Use………………………………………………………………..19 

Zoning…………………………………………………………………..23 

Transportation & Aesthetics…………………………………………..27 

Housing………………………………………………………………....36 

Utilities…………………………………………………………………..38 

Historic Resources…………………………………………………….41 

Environmental Factors………………………………………………...42 

Assets and Liabilities……………………………………………….....46 

V. COURTHOUSE VILLAGE PLAN……………………………………………47 

Purpose…………………………………………………………………48 

Goals, Objectives, Implementation…………………………………..48 

Land Use…….………………………………………………….48 

Architecture and Place Design……………………………….56 

Transportation and Parking…………………………………..62 

Utilities…………………………………………………………..70 

Environmental………………………………………………….70 

Community Facilities/Recreation…………………………….71 

Housing…………………………………………………………72 

Historic Resources…………………………………………….75 

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Spring, 2006 


VI. 

APPENDICES………………………………………………………………….76 

Appendix A: Summary of 2000 Demographics, Goochland County……..77 

Appendix B: Goochland County Population Projections by Age…………81 

Appendix C: Goochland County Revised Zoning Classifications………...82 

Appendix D: 2004 VDOT Traffic Counts for Goochland County………….83 

Appendix E: Goochland Village Residential Density Allowances………...84 

Appendix F: Courthouse Village Focus Group Recommendations………85 

Appendix G: Selected References…………………………………………...89 

VII. 

LIST OF TABLES, MAPS, GRAPHS AND FIGURES 

Goochland County 

Figure 1: Richmond and Surrounding Counties……………………………………..3 

Table 1: Population Forecasts by Census Tract……………………………………..3 

Map 1: Goochland Block Population………………………………………………….4 

Figure 2: County Population Growth (1990-2000)…………………………………..5 

Table 2: Per Capita Income (1990-2000)…………………………………………….5 

Table 3: Median Household Income in Central Virginia (1994-1996)……………..6 

Table 4: Goochland County Employment by Type(1970-1999)…………………...6 

Table 5: Comparative Labor Force and Unemployment (1990-2000)…………….7 

Table 6: Major Employers in Goochland County…………………………………….8 

Figure 3: Encroachment of Metropolitan Area Development………………………9 

Table 7: Land Use in Goochland County……………………………………………10 

Table 8: Decreasing Farmland in Goochland County…………………………......10 

Figure 4: Goochland County Community Development Districts…………………12 

Courthouse Village 

Map 2: Courthouse Village……………………………………………………………16 

Table 9: Building Permits Issued in Goochland, 1995-2001………………………18 

Table 10: Courthouse Village Percentage of Development by Land Use……….19 

Figure 5: Establishments along Routes 6 and 522………………………………...21 

Map 3: Courthouse Existing Land Use……………………………………………...22 

Table 11: Courthouse Village Zoning………………………………………………..23 

Map 4: Courthouse Existing Zoning…………………………………………………26 

Figure 6: Off-street Parking along Rt. 522/6………………………………………..28 

Figure 7: Sidewalk Conditions in Courthouse Village……………………………...30 

Figure 8a/b: Historically-themed Streetlights used in Village……………………..31 

Figure 9: Streetlights in Courthouse Village………………………………………...32 

Figure 10: Proposed Improvements in Courthouse Village……………………….33 

Figure 11: Signage in Courthouse Village…………………………………………..35 

Figure 12: Typical New Housing Construction in Goochland County……………36 

Graph 1: Housing Trends (2000-20005)……………………….……………………36 

Map 5: Building and Housing Inventory……………………………………………..37 

A Master Plan for Courthouse Village Page iv of 96 

Spring, 2006 


Figure 13: Overhead Power Lines…………………………………………………...38 

Figure 14: Water and Wastewater Utilities in Courthouse Village………………..39 

Map 6: Courthouse Water and Sewer……………………………………………….40 

Figure 15: Classic Thomas Jefferson Architectural Style…………………………41 

Map 7: Environmental Features……………………………………………………...43 

Table 12: Soil Types in Goochland County…………………………………………44 

Table 13: Assets and Liabilities of Courthouse Village……………………………46 

Table 14: Dwelling Units in Planned Unit Developments…………………………52 

Table 15: Population Capacities in Planned Unit Developments………………...52 

Map 8: Courthouse Future Land Use………………………………………………..55 

Figure 16: Gateways to the Village Center………………………………………….57 

Figure 17: Small Variations in Building Heights…………………………………….58 

Figure 18: Occasional Setbacks Provide for Plazas……………………………….59 

Figure 19: Aesthetic Appeal of Different Building Materials………………………60 

Figure 20: Sidewalks Affording Comfortable Pedestrian Travel….………………60 

Figure 21: Good Use of Landscaping Elements……………………………………61 

Figure 22: Historically-themed Streetlight…………………………………………..62 

Figure 23: Mutilated Trees Planed Under Power Lines……………………………62 

Figure 24: Conceptual Traffic Flow Patterns………………………………………..64 

Figure 25: Parking to the Rear of Businesses……………………………………...66 

Map 9: Future Transportation Facilities……………………………………………..69 

Figure 26 Permeable Surfaces………………………………………………………71 

A Master Plan for Courthouse Village Page v of 96 

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GOOCHLAND COUNTY 

A Master Plan for Courthouse Village Page 1 of 96 

Spring, 2006 


Historical Background 

In March 1727, the General Assembly of Virginia passed a law calling for the 

division of the Henrico Shire. Sir William Gooch, the man for whom the new 

county would be named, arrived in September of 1727 and Goochland was 

officially established in 1728. At the time of its founding, Goochland was a 

frontier area and offered a natural setting for large plantations and country 

estates. Tuckahoe Plantation, the boyhood home of Thomas Jefferson, is the 

oldest recorded River Plantation in the County and still exists today as a local 

attraction. 

With the James River running through the new county, an abundance of creeks 

and mills were built to grind grain or produce oils. Early cultivation of tobacco was 

replaced by wheat, which was easily transported to the larger mills in Richmond 

for markets in the Atlantic region by way of winding county roads. By 1840, the 

Kanawha Canal, created by George Washington. As in other areas of the US, 

the canal eventually gave way to the railroad. The railroad was completed in 

1880 and served the dual purpose of transportation and communication in 

Goochland for many years. By 1916, each of the designated train stations 

served as telegraph stations and post offices. Post construction of Interstate 64, 

the role of Routes 6 and 250's became that of a commercial and industrial 

business corridor. 

Regional Context 

Goochland County is a growing, rural, county strategically located along the 

northern bank of the James River in the lower Piedmont plateau in Central 

Virginia. Goochland is fifteen miles west of the State Capitol of Richmond, thirty 

miles east of Charlottesville, and 105 miles south of Washington, D.C. Although 

Goochland County is predominately rural encompassing some 289 square miles, 

it is considered part of the Richmond Metropolitan area (see Figure 1). The 

Richmond Metropolitan Area is experiencing outward growth, similar to other 

urban areas of this size in the United States. Goochland County has experienced 

steady and moderate growth over the past thirty years. 

Like so many other jurisdictions, Goochland County is experiencing the outward 

development pressures of the central city. These sprawling growth patterns are 

consuming historic farmland and spreading in all directions from the central city. 

Phases of outward growth have reached the eastern edge of Goochland County, 

beginning with the development of the city of Richmond, the rise of the first 

suburban ring in Chesterfield and Henrico counties, and continuing now to 

spread further out from the central city into Hanover, Powhatan, and Goochland 

counties. As growth has moved westward, Goochland County has begun to 

experience development pressure both from businesses and residential interests. 

Figure 2, illustrates the extent of major development in the metropolitan area. 


Spring, 2006 


Figure 1: Richmond and Surrounding Counties 

Population 

Source: RRPDC 

In 1920, 8,863 people lived in Goochland County. Between 1920 and 1950 the 

population was relatively stable, with significant growth beginning after World War II and 

increasing dramatically between 1980 and 2000. By 1970, the County population had 

increased to over 10,000 people. The county’s population count provided by the US 

Census Bureau was 16,863 in the year 2000, an increase of 1.9% annually from the 

1990 Census population of 14,163. This is a moderately high amount for the state as a 

whole (see Figure 2). Latest population estimates for July of 2005 approximate 

population to be around 19,360. From 1990 to 2000, the population of the Richmond 

metro region grew 3% annually, from 739,735 in 1990 to 963,419 in 2000. The most 

growth in Goochland County has occurred over the past thirty years. This growth can be 

partially attributed development along Interstate 64 and the urban growth pressures from 

the Richmond metro area. The projected populations of Goochland County (Table 1) and 

the Richmond region are expected to be 22,003 and 963,419, respectively, in 2010. As 

indicated on map 1, the population of Goochland County is fairly well dispersed, with 

slightly higher densities occurring in the northwestern and middle sections of the county. 

Table 1: Population Forecasts by Census Tract 

Source: Goochland, 2003: A-1 


Spring, 2006 



Spring, 2006 


Figure 2: County Population Growth (1990 – 2000) 

Goochland 

County 

Source: Virginia Employment Commission 

Income 

Goochland County’s per capita income has been above both the Commonwealth 

of Virginia and the United States for the last few decades. Table 2 shows the 

data on per capita income from 1990-1999. The disparity between the three 

groups has widened recently. In 1990, there was a 13% difference between 

Goochland County and Virginia per capita income. By 1999, that difference had 

grown to 15%. The gap has widened further between Goochland and the United 

States. In 1990 the difference was 19% and in 1999 the difference had grown to 

20%. “This gap in per capita income can be reflected in the percentage of state 

and federal funding that Goochland County receives on school and transportation 

projects relative to a jurisdiction that has a lower per capita income” (Goochland, 

2003: A-6). 

Table 2: Per Capita Income: 1990-2000 

Source: US Bureau of Economic Analysis 


Spring, 2006 


The median income of Goochland County (Table 3) compared to other localities 

in Central Virginia shows similar results to the per capita income in terms of 

ranking for financial assistance on community facilities and infrastructure 

projects. As of 1998, Goochland ranked 16th highest in the Commonwealth for 

median household income compared to 18th for Powhatan County, 12th for 

Hanover County, and 26th for Henrico County. The difference between 

Goochland County and Virginia and between Goochland and the United States in 

1998 was 27% and 39%, respectively. 

Table 3: Median Household Income in Central Virginia: 1994-1996 

Source: Weldon Cooper Center for Public Service, UVA 

Employment 

Goochland County has experienced significant growth in employment over the 

past ten years. From 1990 to 1999, non-farm employment has increased from 

4,924 to 8,739, almost 80% (Table 4). The relocation of Capital One and other 

employers to the West Creek complex has added another 6,000 jobs since its 

completion (see Table 6). 

The majority of employment in Goochland County has been in the service 

industry and in state and local government. These two industries account for 

nearly 45% of all employment. Another telling statistic is that construction ranks 

a close third to state and local government employment and has increased 

133%, 177%, and 42% over the past three decades, respectively. These 

increases indicate that new growth is a major factor in the county and looks to 

remain so for years. The economic conditions of the past few years have been 

favorable in terms of providing additional employment in Goochland County. 

Unemployment rates have been below three percent for the past six years and 

below two percent the last two years. 


Spring, 2006 


Table 4: Goochland County Employment by Type (1970-1999) 

Source: US Bureau of Labor Statistics (REIS) 

Table 5: Comparative Labor Force and Unemployment (February, 2006) 

Area 

Goochland 

County 

Virginia 

Statewide 

Civilian Labor 

Force 

Number 

Employed 

Number 

Unemployed 

Unemployment 

Rate 

Preliminary 

Data 

10,335 10,068 267 2.6% No 

3,947,636 3,817,400 130,236 3.3% No 

United 

149,686,000 141,994,000 7,692,000 5.1% No 

States 

Source: LAUS Unit and Bureau of Labor Statistics 

Major employers in Goochland County for 2002 are shown in Table 6. These 

players contribute a significant amount to the tax base of the County in addition 

to providing employment opportunities for Goochland residents. Capital One 

Bank Services is currently the leading employer in the county and will see a 

significant amount of new employment over the next 5-10 years as its corporate 

campus headquarters is completed. In support of the employment characteristics 

in Table 4, four of the top fifteen employers in Goochland County are in the 

construction industry. This list should change dramatically over the next ten years 

as more companies locate in the West Creek office park. Both Capital One and 

the Virginia Farm Bureau are currently located in West Creek. 


Spring, 2006 


Table 6: Major Employers in Goochland County 

Company 

# Employees 

Capital One Bank Services 4,000 

CarMax 750 

Luck Stone Corporation 336 

Virginia Farm Bureau 309 

Performance Food Group 229 

Mega Construction 150 

Food Lion 110 

Hallmark Youth Care 100 

Hermitage Country Club 100 

Elk Hill Farms 100 

Richmond Country Club 90 

Kinloch Golf Club 90 

Meadows Nursing Home 82 

J. E. Liesfield Contractor 76 

Browning Construction 50 

TKL Corporation 50 

Royal VA Golf Club 30 

Vanentine Construction 25 

Vulcan Materials Company 24 

Parrish Motor Company 20 

Sycamore Golf Course 20 

connectool, Inc. 18 

Martin Marietta 16 

Source: Goochland County Economic Development 

Development Patterns 

The geographic context of Goochland County can best be characterized as 

predominantly rural, yet under increasing development pressure, with pockets of 

development scattered throughout the County located near areas where historic 

commercial crossroads existed in colonial times. Historically, Goochland County 

has developed in a similar fashion to other rural counties in Virginia and along 

the east coast. National trends of suburban growth and development have not 

bypassed the Richmond metropolitan area. These trends have been facilitated 

by low interest rates, low property taxes, low energy costs, available land for new 

development, and the desire of families to live in a more rural, relaxed 

environment. “This continuous increase in residential and commercial 

development can be attributed to a wide variety of factors, including the proximity 

of the County to the City of Richmond, the excellent transportation network, 

recent corporate relocations and the overall superb quality of life experienced by 

Goochland residents” (Goochland, 2003: A-1). 

The current economic base and future growth patterns of the County may be 

viewed from various angles. Agriculture, forestry and mining are still vital to the 

County’s economy. Farming has declined, but remains a key economic activity. 

These more contemporary establishments are geared to crops, cattle and 


Spring, 2006 


horses. The tradition of managed growth continues as many high-quality 

companies have discovered Goochland to be well located with an excellent 

quality of life. In efforts to accept growth, a sewer and water service district has 

been established in the eastern end of the County, generally between the 

Henrico County line and Rt. 623, Hockett Rd, north of Rt. 6, Patterson Ave. This 

district is designed to absorb the bulk of new commercial and industrial growth in 

the County, and to guide the direction of this type of development for the future. 

Figure 3: Encroachment of Metropolitan Area Development 

Land Use 

Source: U.S. Census Bureau 

Four general types of land use include residential, commercial, industrial, and 

forest/agricultural. Table 7 illustrates zoning classifications corresponding to 

these land uses. This table also reveals the amount of land in the County 

devoted to each major use, both in terms of acres and as a percent of total land. 

Over ninety percent of the total land in Goochland is either forest or is devoted to 

agriculture. Table 8 illustrates decreasing farmland in Goochland. In 1969 there 

were 74,674 acres recorded for agricultural use. From 1982 to 1987, the number 

of farms has decreased, with the 1987 Agricultural Census showing only 253 

farms averaging 229 acres in size. The 1992 Agricultural Census showed 232 

farms averaging 222 acres. In 1997, there were only 46,789 acres recorded, 

consisting of 229 farms averaging 204 acres - this supports the general decline in 

acres devoted to farming since 1969. This decrease in acreage devoted to 

agriculture in recent years is due mainly to abandonment of some farm 

operations and the resulting subdivision and development for non-farm purposes, 


Spring, 2006 


especially residential. Even though acreage is declining, agriculture remains as 

the principal single industry in the county. The total market value of all 

agricultural products sold in Goochland County was $6,857,000 in 1997, a net 

increase of 44.3 percent from $4,751,000 in 1992. Agricultural will remain 

important for the local economy for years to come. 

Table 7: Land Use in Goochland County 

Source: Goochland, 2003 

Table 8: Decreasing Farmland in Goochland County 


Areas, which are considered prime agricultural land, can be preserved by 

identifying the major villages in Goochland County as the future growth centers 

for the County. Intense development and higher density growth may be directed 

to the major villages in an effort to economically provide public services and 

protect the valuable agricultural land areas and the rural atmosphere of 

Goochland County (Goochland, 2003). 


Spring, 2006 


Village Concept 

The rural character of Goochland County has been the single most important 

factor in people’s appreciation for this land, and the retention of this character is 

one of the most important goals cited in the Comprehensive Plan. Centuries of 

development have illustrated that people are dedicated to preserving this 

character. When Goochland County first established a Comprehensive Plan in 

1976, growth was targeted around centers for commercial activity and existing 

development. Without graphical guides, that plan outlined the basic framework 

for the “villages” or community development districts that exist in the County 

today. 

The County’s Comprehensive Plan from 1980 begins by graphically depicting 

village boundaries, and notes the locations of the present-day villages. Today 

there are nine established villages in Goochland County. These include the 

previously-considered, “major” villages of Goochland and Centerville and the 

“rural” villages of Manakin, Oilville, Sandy Hook, Hadensville, Crozier, Fife- 

George’s Tavern and River Road Community. In the village concept, new 

development is directed towards established villages and away from rural and 

agricultural lands. The effect is that the County retains rural land and establishes 

villages where services may be provided to residents at a lower cost due to 

concentrated infrastructure. 

A major village was characterized in the 1980 plan as being bounded by 

perceivable physical, preferably natural features with at least thirty percent 

devoted to a parkway with continuous open space linking clusters of a variety of 

residential types with a community center encompassing a shopping center, 

schools, churches, a fire and/or a police station, library, post office and other 

necessary supportive facilities. The maximum gross density in 1980 for a major 

village was listed as two units per acre exclusive of flood plain, collector and 

arterial streets, major utility rights-of-way, and slopes greater than twenty 

percent. The major villages would be served by public or centralized sanitary 

sewer and water facilities to provide the impetus for these areas to function as 

viable growth centers. A minor village was characterized as consisting of singlefamily 

homes on approximately one acre and larger lots. If public or centralized 

sanitary sewer and water facilities were made available, density could increase to 

two units per acre. These villages could contain small scale community facilities 

and conveniences and would be spaced at a maximum five mile interval from 

other villages so that no one would be located more than 2.5 miles from essential 

services and facilities. 

The most recent Comprehensive Plan update in 2003, however, eliminated the 

distinction between major and minor villages by designating them all as 

community development districts (Figure 4). Community development districts 

are areas where utilities should become available from the short to the long term. 

The advantage of designating such areas is to achieve the cost effectiveness of 


Spring, 2006 


planning and coordinating growth, concentrating densities and compatible land 

uses in these areas, and to encourage private participation and generate 

revenue for the provision of community services (Shelton, 2004). 

Figure 4: Goochland County Community Development Districts 

Courthouse 

Village 

Source: Goochland County 


Spring, 2006 


COURTHOUSE VILLAGE 


Spring, 2006 


Introduction 

Of the nine designated Community Development Districts in the County, 

Courthouse Village is the most centrally-located, both geographically and 

historically. Goochland Courthouse Village is located in the south central portion 

of Goochland County, several miles south of Interstate 64. It is bounded by the 

James River to the south, and Route 634 (Maidens Rd.) to the east and extends 

roughly 3 miles north-south and has a latitudinal diameter of roughly three and a 

half miles across. Most of the Village lies in Census Tract 4004; however, the 

southern tip of it includes a portion of Census Tract 4003. The central focal point 

of the Village occurs at the crossroads of Route 522 (Sandy Hook Rd.) and Rt. 6 

(River Rd. West). The Village is anchored by the Historic Courthouse Square, 

location of the Goochland Courthouse complex. 

Business Service Areas 

Business Service Areas are introduced in the 1998 Eastern Goochland County 

Growth Management and Conservation Plan. Business Service Areas are those 

parts of the County where retail, wholesale, business, office and light industrial 

land uses will be permitted and concentrated. This is also based upon 

assumptions that these areas will be the first served on a large scale by public 

water and sewer systems. Business Service Areas include those areas best 

suited to medium intensity land uses including light commercial, residential and 

mixed-use projects. 

The Goochland Courthouse Village has historically been the center of County 

activity due to the presence of County offices and courts. The development of 

new community facilities as well as recent improvements to public infrastructure 

shows the commitment of County residents and officials to having Courthouse 

remaining a center of activity. The existing pattern of development in this area is 

comprised of traditional residential and commercial uses oriented along the 

highway. Continued growth based on this dispersed strip highway formula has 

the potential to compound problems with uneven types of development, physical 

and spatial discontinuity, highway access conflicts and congestion. The 

Goochland Courthouse Village qualifies as a business service area for these 

reasons: 

• There are existing retail, business, and office uses in the Village 

• Future uses are expected to be medium-intensity commercial, residential, 

and mixed-use development 

• Most of the Village is already receiving public water and sewer service, 

with additional capacity planned for the future 


Spring, 2006 


The advantage of the designated service district is the cost effectiveness of 

planning and coordinating growth, concentrating densities and compatible land 

uses in these areas and encouraging private participation and/or generate 

revenue for the provision of services. 

Service areas are proposed as managed growth areas, where more intensive 

land uses and higher densities of development will be permitted with utility 

service allowed through a Conditional Zoning process. Also, proposed 

development must comply with the Comprehensive Plan and be integrated with 

proposed infrastructure networks as described in the Comprehensive Plan. 

Through the process, developers can negotiate and proffer public benefits and 

improvements. This will help the County provide funding for community facilities, 

utilities or other amenities needed for the area. 

Vision 

As center of Goochland County and seat of County Government, Courthouse 

Village attracts residents from the region to what has become an authentic village 

setting; a true town center possessing unmistakable, unique local character and 

identity, built to a comfortable, walkable, pedestrian scale and reinforced with an 

historic spirit through the careful design and layout of its buildings, roads, parks 

and trails. The historic crossroads of routes 6 and 522 defines the vibrant village 

center where a mix of residential and commercial uses exists that promotes lively 

interaction among residents, while encouraging small-scale retail business 

ownership. Public plazas and other forms of open space encourage community 

gathering and help to solidify the tightly-knit social bond among residents. 

Courthouse Village offers affordable housing opportunities to allow those of 

modest income to reside here. Favorably located along the scenic James River, 

Courthouse offers splendid views and wonderful waterfront recreational 

opportunities. An interconnected system of trails, bikeways and pathways offers 

uninterrupted, non-vehicular access and recreation throughout the Village. 

Courthouse Village is a viable, sustainable community, whose existence helps to 

preserve the existing rural character of Goochland County. 


Spring, 2006 



Spring, 2006 


EXISTING CONDITIONS 


Spring, 2006 


Population & Employment 

According to population, housing and household counts for the year 2000, 

Courthouse Village had a population of just less than 2,000, comprising 443 

households and 462 housing units. Average household size in Goochland 

County is 2.51 persons per household. Projected increases in population, 

housing and number of households were provided by the Richmond Regional 

Planning District Commission (see Richmond Area MPO 2000-2026 

Socioeconomic Data Report) for each Transportation Analysis Zone (TAZ) within 

the Metropolitan Planning Organization Study Area, which does not include 

Courthouse Village. Projections given for those zones occurring in Goochland 

estimated averages of 13.7 percent increase in population, a 15.1 percent 

increase in housing units, and a 14.9 percent increase in households. Applying 

this percentage increase in population to Courthouse Village yields an increase 

in population of 274 to 2,272 in the year 2026. 

Building permits are also a reflection of population growth (Table 9). Despite 

sharp declines in 1974, 1979-80, and 1989-91, Goochland County has 

experienced continuous significant growth since building permits were officially 

recorded. The declines in permits for the years listed can be partially attributed to 

national factors at those times. In 1979-80 the country was going through an 

energy crisis and new development at that time was stalled nationwide. In 1989- 

91 the U.S. was involved overseas with Operation Desert Storm and once again, 

new development was sharply reduced due to concerns over the welfare of our 

men and women overseas. It should not be unexpected that building permits 

declined again in 2000 at the same time that the country was undergoing an 

economic downturn. 

Table 9: Building Permits Issued in Goochland, 1995-2001 



Spring, 2006 


Presently, the largest employer within the Courthouse Village area is the 

Commonwealth of Virginia as the Women’s Correctional Center and J. Sargeant 

Reynolds Community College are located within the Village boundaries. The 

County’s school system in the Courthouse Village has approximately 135 

employees while County government employs approximately 100 people. 

School students, parents and government facility visitors generate significant 

concentrations of both pedestrian and vehicular traffic for daily activities of the 

facilities as well as for special events, such as sporting events. The remainder of 

the Village’s workforce is concentrated in small retail and service businesses. In 

addition to employment within the Village, there are several employers adjacent 

to the Village that influence growth and activity in the Village including the 

Virginia Farm Bureau, Capital One and CarMax. These employers are located 

east of the Courthouse Village either directly on Route 6 or in the West Creek 

Industrial Park adjacent to Route 6. 

Land Use 

If developed land is defined as land atop of which there exist built structures, 

current development trends in the Courthouse Village show that roughly 2500 

acres is currently developed (defined as buildings existing on the parcel as of 

1998) and that 1280 acres are still undeveloped. Steep slopes and other 

sensitive areas on the undeveloped land indicate that roughly 50 percent may be 

difficult to develop, leaving roughly 640 acres of developable land. These figures 

are conservative and do not include the subdivision of previously developed 

property which, in many cases, consists of just one or a few buildings on a large 

parcel of land. The information in Table 10, taken from the 1997 Comprehensive 

Plan, shows the percent of total development in the Courthouse Village at that 

time, broken into land use categories. Land use categories have been modified 

slightly and now include the following five categories: residential, recreation/open 

space, commercial, mixed-use and public/institutional. 

Table 10: Courthouse Village Percentage of Development by Land Use 

Land Use Percent of Development 

Residential 31 

Single Family 8 

General 20 

Mobile Home 3 

Commercial 8 

Public 61 

State Owned 49 

County 12 

Total 100 

Source: Goochland County Comprehensive Plan, 

March 4, 1997. Richmond Regional PDC 

Source: Goochland County, 1997 


Spring, 2006 


The Comprehensive Plan also sets out to maintain a well-defined village 

character that will ensure preservation of the Courthouse Village area over time. 

One important element of the County’s Village concept is the establishment of a 

parkway system to provide safe pedestrian access throughout the Village. The 

Comprehensive Plan states that “at least 30 percent of the villages should be 

devoted to a parkway system consisting of continuous open space linking 

clusters of a variety of residential types within a community center encompassing 

a shopping center, schools, churches, a fire and/or police station, library, post 

office and other necessary support facilities.” A high volume of pedestrian activity 

has always been a strong component of the Village, and it is important that this is 

preserved. The Courthouse Village has these necessary land use elements. The 

Plan has designated a significant amount of land in the Courthouse Village land 

use plan to this parkway system. The Plan has also established future land uses 

for the Courthouse Village that will maintain and encourage greater pedestrian 

demand that will successfully support a parkway system. This Master Plan 

refines and further expands upon this notion. 

Figure 5 provides an aerial view of the central portion of the Village and has 

places of interest denoted on it. The Courthouse Village primarily consists of 

public uses including the Goochland Courthouse, Library, Administrative 

Building, Elementary School, High School and Post Office with commercial and 

residential uses interspersed throughout. Current commercial development exists 

along State Route 6 and US 522 and includes service and retail uses including 

service stations, restaurants, convenience stores and offices. There is also a 

retail center, Courthouse Commons, at the intersection of US 522 and 

Fairground Road that includes a grocery store, pharmacy, and several 

restaurants. Map 3 illustrates how land uses are delineated within the Village, 

according to parcels. 

Unique destinations within the Village include Grace Episcopal Church, J. 

Sargeant Reynolds Community College Western Campus and the Goochland 

Family YMCA as well as several community athletic facilities adjacent to the 

Goochland Administrative building and Elementary School. The County’s 

adopted Comprehensive Plan recognizes that the Goochland Courthouse Village 

is to be the center of government and major services for the County and recent 

trends indicate that this growth is taking place. 


Spring, 2006 


Figure 5: Establishments along Routes 6 and 522 

Source: RRPDC, 2001 


Spring, 2006 



Spring, 2006 


Zoning 

Of the various zoning classifications existing in the County, the following table 

and descriptions indicate the eight classifications that are currently being utilized 

in Courthouse Village. This information was extracted from the January 2006 

report, “Recommendations for Appropriate Growth and Development in 

Goochland County”, submitted by the Community Development Office. 

Table 11: Courthouse Village Zoning 

A2 Limited Agricultural District 

Zoning 

Classification 

Use Designation 

RO 

Residential, Office 

R1 

Residential, Limited 

R3 

Residential, General 

Residential, Mobile Home 

RMH Park 

B1 

Business, General 

B2 

Business, Limited 

A2 

Agricultural, Limited 

M2 

Industrial, General 


(a.) The district is intended to encourage the continuation of limited low-density residential rural 

use of non-prime agricultural lands and provide a buffer between agricultural lands and 

urbanizing and developing areas. 

(b.) The district is also intended to encourage the continuation of forestal and agricultural uses as 

and until urbanization and residential development occur. 

(c.) This district includes portions of the County into which low density residential development 

could reasonably be expected to develop in the rural areas of the County outside of villages, 

designated growth centers and outline of the Tuckahoe Creek Service District. 

(d.) Qualified for inclusion in this district are various open lands such as farms, fields, forests, 

lakes and ponds, and floodplains. 

B1 General Business District: 

Generally, this district covers that portion of the community intended for the conduct of general 

business to which the public requires direct and frequent access. This district is not characterized 

either by constant heavy trucking other than stocking and delivery of light retail goods, or by any 

nuisance factors other than occasioned by incidental light and noise of congregation of people 

and passenger vehicles. This district includes such uses as retail stores, banks, theaters, 

business offices, newspaper offices, printing presses, restaurants, public garages and service 

stations. 

In addition, the manufacture, compounding, processing, or treatment of products is prohibited in 

this district unless it is clearly incidental and essential to a use permitted by right and unless such 

products are customarily sold at retail on the premises. In addition, this district is designed to 

exclude manufacturing, compounding, processing, or treatment of products and operations which 

are objectionable because of odor, dust, smoke, noise, vibration, or other similar nuisances. 


Spring, 2006 


B2 

Limited Business District 

This district is designed to provide a limited range of commercial uses needed to meet the daily 

convenience shopping and service needs of residents of a neighborhood or small community. It is 

a district wherein all articles for sale, rent, display, storage or hire are kept within an enclosed 

building. In addition, the manufacture, compounding, processing or treatment of products is 

prohibited in this district. In addition, this district is designed to exclude uses, operations and 

products which are objectionable because of odor, dust, smoke, noise, vibration or other similar 

causes. In particular, uses which include the sale, repair, service, maintenance or storage of 

motor vehicles and accessories thereto are prohibited in this district. 

M2 General Industrial District: 

The primary purpose of this district is to establish an area where the principal use of land is for 

heavy commercial and industrial operations, which may create some nuisance, and which are not 

properly associated with nor particularly compatible with residential, institutional and 

neighborhood commercial service establishments. The specific intent of this district is to: 

(a) Encourage the construction of and the continued use of the land for heavy commercial and 

industrial purposes. 

(b) Prohibit residential and neighborhood commercial use of the land and to prohibit any other 

use which would substantially interfere with the development, continuation or expansion of 

commercial and industrial uses of the district. 

(c) Encourage the discontinuance of existing uses that would not be permitted under the 

provisions of this ordinance. 

RO 

Residential Office District 

This district is intended to include suburban residential and professional office uses that are in 

areas undergoing a transition, or in areas where commercial uses might be damaging to 

established residential neighborhoods. This district is further intended to provide a mix of 

residential uses with certain specified business, personal and professional services that can 

function efficiently without generating large volumes of vehicular traffic. Access to such uses shall 

be direct from a major street or highway. The regulations and restrictions in this district are 

intended to protect, to preserve and to enhance the residential uses while permitting uses 

characterized principally by consultative, personal, executive, administrative services. Strong 

preference shall be given to location of complementary additions in the immediate vicinity of 

existing uses in patterns which facilitate easy pedestrian circulation from the surrounding area 

and from one establishment to another, and to arrangements which encourage joint use of 

parking areas and automotive entrances and exits. 

R1 Limited Residential District 

This district is designed for certain quiet, low-density residential areas plus certain open areas 

where similar residential development appears likely to occur. The regulations for this district are 

designed to stabilize and protect the essential characteristics of the district, to promote and 

encourage a suitable environment for family life where there are children, and to prohibit 

commercial activities. To these ends, development is limited basically to relatively low 

concentrations, and permitted uses are limited to one-family dwellings providing homes for the 

residents plus certain additional uses, such as schools, parks, churches and certain public 

facilities, that serve the residents of the district. No home occupations as defined or the 

maintenance of poultry or livestock or kennels as defined are permitted in this district. 


Spring, 2006 


R3 General Residential District 

This district is designed for certain quiet, low-density residential uses plus certain open areas 

where similar development appears likely to occur. The regulations for this district are designed to 

stabilize and protect the essential characteristics of the district, to promote and encourage a 

suitable environment for family life where there are children, and to prohibit commercial activities. 

This district is not completely residential as it includes public, semipublic, institutional and other 

related uses. 

RMH 

Residential, Mobile Home Park District 

The specific intent of this ordinance with respect to mobile home development is to establish 

standards of performance and promote the desirable benefits which planned mobile home 

developments may have upon the community a residence within them. It is further the intent of 

this ordinance to insure the interdependence and compatibility of proposed mobile home 

developments with central utilities and surrounding land uses within the county. The governing 

body of this county deems it necessary, for the purpose of promoting the health, safety, and 

general welfare of the county to enact such an ordinance. It is the county's desire: 

1. To reflect the changes in the technology of home building and land developments so that the 

resulting economics address the benefits of those who need homes; 

2. To provide a better quality and greater variety and design, and layout of mobile home 

developments than has been evident in many mobile home parks in the past; 

3. To encourage mobile home developments that are beneficial rather than detrimental to 

property values and the general welfare of the area in which they are proposed; and 

4. To allow the use of mobile homes to further the general welfare by extending the opportunity 

for lower-income housing or more affordable housing to present and prospective residents of 

Goochland County without a severe detrimental decrease in the value of land adjacent to such 

individual mobile home units. 

It is further the intent of the governing body of Goochland County to design the spacing and 

placement of individual mobile homes to ensure reasonable safeguards to existing conventionally 

built dwellings, to lessen congestion on the county highways, to promote safety from fire, health, 

and general welfare, to include adequate light and air, to prevent the overcrowding of land, to 

avoid undue concentration of populations, and to avoid the uneconomical use of undeveloped 

land currently along existing highways. 

In addition to the zoning categories above, a number of other classifications exist 

that may prove advantageous in implementing, in order to better suit 

development proper to a village setting. Specifically the R-PUD (residential 

planned unit development) district will be explored in the Plan section of this 

document. 


Spring, 2006 



Spring, 2006 


Transportation & Aesthetics 

Existing Plans 

In April 11 th of 2000, on behalf of the Goochland County, the Richmond Regional 

Planning District Commission undertook a study entitled, “Goochland County 

Courthouse Village Square Assessment of Circulation and Associated Activities”. 

The following information concerning the existing transportation situation in 

Courthouse Village is derived, in part, from this source, as well as from the more 

current Phase III “Lighting and Pedestrian Access of Courthouse Village” 

component of the Goochland County 2005 Transportation Enhancement 

Application, submitted October 21 st of last year. A third source of information is 

the June 30 th , 2005, “Goochland County: Courthouse Village – Bicycle Plan 

Implementation Strategies”. 

Existing Road Network 

The major transportation routes (see Map 2) within and through the larger 

Courthouse Village area are State Routes 6, 632, 634 and US Route 522. Route 

6 and US 522 share the same roadway in front of the historic Courthouse Village 

Square. These roads provide access to the Village, within the Village and 

movement through the Village. All are two-lane undivided roads. US Route 522 

(Sandy Hook Road) runs roughly north-south through the Village and links the 

central part of the County, and those counties south of Goochland, to Interstate 

64 and the northwest portion of Virginia. 

State Route 6 (River Road West) diverts from Route 522 at the northern and 

southern ends of the Village. At these points, Route 6 runs east-west and is the 

principle transportation route through the northern and southern portions of the 

County. Route 6 also provides a route through the County that links the 

Courthouse Village and areas to the west with the Richmond metropolitan area. 

State Route 6 is designated by the State as a Virginia Byway. A Virginia Byway 

is defined as a road with a relatively high aesthetic or cultural value, leading to or 

within areas of historical, natural or recreational significance. 

There have been no significant changes to Route 6 through the Courthouse area 

in recent history. However, as traffic volumes have increased on this segment of 

road, left turn movements have begun to become more difficult and increasingly 

unsafe. The County and VDOT have been discussing possible solutions to 

improve left turn movements in the Courthouse area. One option the County has 

suggested is to re-strip the roadway to create a center turn lane, especially near 

the Courthouse Square, where historic buildings and structures are adjacent to 

the roadway. VDOT has suggested a potential road widening. 


Spring, 2006 


State Route 632 (Fairground Road) provides access to the Village from areas to 

the north. When used in conjunction with Route 6, Route 632 provides access to 

Interstate 64 (via US Route 250) and to the Richmond metropolitan area. State 

Route 634 (Maidens Road) provides access to the Village from areas south of 

the Village. Maidens Road is scheduled for major improvements during the next 

six-years. The minor transportation routes serving the historic village area are 

State Routes 1201 and 1202 which comprise Courthouse Circle. This circular 

road provides the most immediate access to the Historic Courthouse Square. 

This road winds tightly around the historic courthouse buildings, and may easily 

be confused for a private drive. Transportation improvements that include 

sidewalks and historic-styled street lights have been requested for these two 

roads. 

Traffic Counts & Parking 

According to the 2004 VDOT Daily Traffic Volume Estimates (see Appendix D) 

Jurisdiction Report for Goochland County, the 1.74 mile segment of state route 

6/US Highway 522 that occurs within the Village saw at or around 8,000 vehicles. 

Traffic counts which had been prepared by VDOT for the period between 1990- 

1997 indicated an increase in the average daily traffic counts (ADTs) along this 

road segment showed an increase from 6,115 from 1990 to 6,500 in 1997, an 

increase of 6 percent. When compared to the projected service volume or 

capacity of 8,946 for this segment of this road, it is apparent that the road is 

approaching its design capacity. It should be noted that these earlier projections 

did not include the growth in activity impacts expected from the Motorola facility 

located in the West Creek Office Park, east of the Village. As of 1986 (the most 

current year recorded), ADTs for routes 1201 and 1202 indicate approximately 

650 vehicles per day. 

There are several types of parking 

available throughout the Courthouse 

area. Most parking is directly 

associated with a public or private 

business and is off-street. This type 

of parking is typically organized into 

a lot that is clearly distinguishable 

and separate from the roadway 

(Figure 6). However, parking areas 

along state Routes 1201 and 1202 

are not clearly distinguishable from 

the roadway. Parking along Route 6 

is prohibited. There are numerous 

signs throughout the area to remind 

drivers that curbside parking is 

prohibited. 

Figure 6: Off-street Parking along Rt. 522/6 


Spring, 2006 


Pedestrian Access 

The purpose of sidewalks and crosswalks is to provide a safe passage for 

pedestrians outside the flow of ordinary vehicular traffic. Typically these areas 

are flat, smooth surfaces that are wide enough to allow for at least two people to 

pass each other from a forward facing position when approaching from opposite 

directions. Present building standards usually require sidewalks to be at least 

four feet wide to accommodate passage. While the Courthouse Village 

experiences a great deal of pedestrian activity, and although there are many 

sidewalks provided in the Courthouse area (Figure 7), the existing pedestrian 

network is incomplete. The most obvious sidewalks are those that run along 

state Route 6. A sidewalk exists on the east side of River Road West from 

approximately the Courthouse Square in the south to the intersection of Sandy 

Hook Road in the north. A few sidewalks exist on the southern end of the west 

side of River Road West; however they often only extend to property lines and 

are not connected to one another. A sidewalk does exist from along the west 

side of Sandy Hook Road from River Road West to Fairground Road, however 

there is no crosswalk connecting it to the sidewalk on the east side of River Road 

West. 

Sidewalks are also found throughout the historic Courthouse Square running 

between buildings and parking areas. A few of the sidewalks in the Village are in 

need of maintenance. Routine maintenance is typically the responsibility of the 

adjacent property owner. There is no sidewalk access whatsoever to several 

popular destinations including the Courthouse Commons Shopping Center, the 

Goochland Library, and the businesses located west of River Road West. This 

lack of connectivity requires pedestrians to unsafely navigate through yards, 

ditches and busy streets to reach their destinations. 


Spring, 2006 


Figure 7: Sidewalk Conditions in Courthouse Village 


Spring, 2006 


Street Lighting 

In addition to providing good connectivity, a good 

pedestrian network needs to be safe. Streetlights not 

only provide safety for pedestrians through added light, 

they also define the pedestrian space and serve as a 

buffer between pedestrians and the roadway. In this 

case, the historic styling of the lights themselves have 

the added benefit of contributing to the overall historic 

character of the Courthouse Village and have become a 

signature element of the area. 

Goochland County has completed multiple phases of 

streetlight installation throughout the Village. Currently, 

historically-themed streetlights that complement the 

character of the Village have been installed along both 

sides of Route 6 from the Courthouse Square approximately 3,200 feet to the 

north. Streetlights are lacking from this point to the intersection with Sandy Hook 

Road. Streetlights were also installed along the west side of Sandy Hook Road, 

adjacent to the existing sidewalk, with the 

renovation of the Goochland 

Administration Building. 

Figure 8b: Historically themed streetlights used in 

the village. 

Figure 8a: Historically themed 

streetlights used in the village. 

The intent of the first study mentioned 

above was the installation of additional 

historically-themed streetlights (Figures 8 

and 9), and handicap accessible 

sidewalks in order to create a safe and 

connected pedestrian network linking 

together the Goochland Courthouse 

Village as it is not only a popular 

residential address, but is home to 

several commercial, governmental, and 

cultural destinations that may co-exist at a 

density that encourages and fosters pedestrian activity. However, without a good 

network to support that activity, people will find it easier to arrive at their 

destination by automobile, even though their destination may only be a few feet 

away. 


Spring, 2006 


Figure 9: Streetlights in Courthouse Village 


Spring, 2006 


Figure 10: Proposed Improvements in Courthouse Village 


The present County goal is to have streetlights present wherever sidewalks exist 

or are planned to be installed as part of this project. 1,000 feet of lighting will be 

installed along the northern end of Route 6 on both sides to complete the lighting 

network from the Courthouse Square to the intersection of Sandy Hook Road. 

230 feet of lighting is required adjacent to the sidewalk that runs from the athletic 

fields' parking lot to Fairground Road. Another 900 feet of street lighting is 

proposed to be installed adjacent to the Goochland County Fairgrounds property 


Spring, 2006 


at the intersection of Sandy Hook Road and Fairground Road. Approximately 54 

lights will need to be purchased and installed to complete the project. To reflect 

the historic character of Courthouse Village, the County is proposing to purchase 

more of the historically-themed streetlights to match those that have already 

been installed in prior phases of this project. These streetlights complement the 

historic Courthouse Square and greatly add to the character of the Village. 

The County has recognized this need and has begun work to fund and construct 

this network. Goochland County has been awarded funding for two phases of 

this project through the Virginia Department of Transportation’s Transportation 

Enhancement program. Additional work has been completed through the receipt 

of private donations. While a great deal of the network has been built, more work 

needs to be done to create good connectivity throughout the Courthouse Village. 

This project proposes to install approximately 4,000 feet of sidewalk within the 

Courthouse Village; 3,000 feet are to be installed along the west side of Route 6 

to connect the Courthouse Square, Goochland Library, Goochland Administration 

Building and Goochland Elementary School together along with the businesses 

and residences that exist on the west side of Route 6. 

Another 900 feet of sidewalk is proposed to be constructed adjacent to the 

Goochland County Fairgrounds property at the intersection of Sandy Hook Road 

and Fairground Road to connect the Courthouse Commons Shopping Center 

with the existing network. The Courthouse Commons Shopping Center has 

agreed to construct sidewalks and install streetlights on their property to tie into 

the County Fairgrounds property. Another 100 feet of sidewalk is required to fill 

in gaps throughout the existing network where sidewalks fail to connect. All 

sidewalks are proposed to be 5 feet wide and built to be in compliance with 

requirements set forth in the Americans with Disabilities Act. 

Signage 

With the exception of the redundant ‘no parking’ signs in front of the Courthouse 

Square and westward towards the high school, there are few signs in the area, 

which noticeably adds to the area’s charm. Public uses have minimized their use 

of sign and many blend with the quaint character of the area. In contrast, many 

of the private business signs are large and are designed with the company logo 

or custom advertisement. These private signs are an obvious divergence from 

the historic character of the area. 

There are few public signs in the area. These consist of road signs and 

directional signs. Road signs include instructional signs (such as stop or speed 

limit signs) as well as road names and state Route numbers. These signs are 

primarily located at road intersections or at midpoints along the roadway 

whichever is appropriate. Wherever possible, several of these signs have been 

posted on a single pole to reduce the amount of potential sign clutter. The road 

signs in the historic courthouse area are all standard VDOT design. Some signs 


Spring, 2006 


are in need of routine maintenance, such as cleaning, painting or replacement. 

There are various directional signs in the Courthouse Square area such as signs 

for the library and historic Courthouse. The directional signs are located in 

strategic places along the roadway and are designed according to basic VDOT 

standards. One exception to this is the location sign located in the courtyard in 

front of the old Courthouse. This custom-made sign provides a listing and the 

general location of government buildings within the Courthouse Square. This sign 

is not a street sign but rather designed for pedestrians to use. 

Figure 11: Signage in Courthouse Village 


Spring, 2006 


Housing 

As was the case stated in the Centerville 

Village Plan, affordable housing is a major 

concern not only in each of the villages, but 

throughout Goochland County. Currently 

the construction of single-family homes on 

large lots has priced many residences out 

of the range of many prospective 

homebuyers (Shelton, 2004). The lowest 

sale price occurred for one newlyconstructed 

starter home in 2003, for 

$149,950. There has not been another 

under $150,000 since. Most sales under 

$200,000 are small homes in older 

subdivisions such as Shannon Hill Estates and Tabscott East in western 

Goochland (Bowles, 2006). According to the 2000 Census, 28% of Goochland’s 

households have an income of less than $35,000 and therefore cannot afford a 

$150,000 home. Additionally, many who fall in the middle income bracket, such 

as young professionals, teachers, County workers and aging, long-term residents 

also cannot afford to live in Goochland. The average value of a new home in 

2005 was over $500,000, well beyond the price-range of many of Goochland’s 

residents (Bowles, 2006). The following graph illustrates the rising cost of 

housing trend in Goochland over the past few years and compares home 

assessed value with actual sales price, which is considerably higher. 

Graph 1: Housing Trends (2000-2005) 

Figure 12: Typical New Housing Construction in 

Goochland County. Source: Shelton, 2004 

House Value 

Sale Price 

$500,000 

$450,000 

$400,000 

$350,000 

$300,000 

$250,000 

$200,000 

$150,000 

$100,000 

$50,000 

$0 

1 2 3 4 5 6 

Year 

Source: Discussion with Knight Bowels, April 25, 2006 


Spring, 2006 



Spring, 2006 


Utilities 

Overhead Utilities and Lighting 

The Goochland historic Courthouse Square area is equipped with standard 

utilities: telephone, electrical and cable television (CATV) wiring. These utilities 

suspend on overhead cables throughout the area. “Only in the area closest to the 

Courthouse Square do the utility poles, lines and utilitarian lighting fixtures 

noticeably detract from the historic 

character of the area” (PDC, 2000: 24). 

Overhead street lighting is also provided 

near the top of a few utility poles along 

state Route 6. Most of the streetlights are 

located near the Courthouse Square. 

Overhead lighting is also provided on the 

lawn within the Square. Pedestrianoriented 

lighting is primarily provided at 

the rear of the government complex 

between buildings and in parking areas. 

Figure 13: Overhead Power Lines, RRPDC, 2000 

There are four different types of lighting 

fixtures, although three of the four are 

similarly colonial-styled. The colonial-styled lighting fixtures are reminiscent of 

historic times and add character to the Square. The County has applied for state 

and federal funding to acquire more of these colonial-styled lights to help beautify 

the historic Courthouse Square area. The County’s aim is to enhance the historic 

village atmosphere by replacing utility lighting with more appropriately-designed 

and better located lighting. 

Water and Sewer Utilities 

Goochland County purchases water and wastewater treatment from the Virginia 

Department of Corrections. Recently the County completed a new distribution 

system that consists of new water and wastewater lines running through the 

area, and a water storage tank (Figure 14, Map 6). These new water and sewer 

improvements were made to serve the new high school, provide better service 

capacity to existing residential, and commercial business areas, and create the 

ability for new growth and development to occur in the Courthouse area. The 

Department of Corrections provides water to the central Courthouse area through 

a 12-inch line where the water is stored in a 300,000-gallon storage tank. From 

the tank, the County distributes the water through a ten-inch water line running 

along state Route 6, west to the new high school. The Department of Corrections 

has allocated up to 100,000 gallons of water for the County to use. Presently the 

County uses approximately 50,000 gallons per day. 


Spring, 2006 


The County also recently completed installation of a new 12-inch gravity-fed 

sewer trunk line. The line runs from the Virginia Department of Corrections 

property along Courthouse Creek to the new high school. Wastewater is treated 

at the Women’s Correctional Center and discharged into the James River. The 

wastewater treatment capacity is 198,000 gallons per day (GPD). The Women’s 

Correctional Center uses approximately 100,000 GPD and the County has an 

agreement for 18,000 GPD. A preliminary engineering study has been completed 

to increase the size of the wastewater treatment plant or to build a new facility. 

Either option proposes to increase the capacity up to 400,000 GPD, about double 

the existing capacity. It is projected that either of these two plans could be 

executed within five years. 

Figure 14: Water and Wastewater Utilities in Courthouse Village 

Source: RRPDC 


Spring, 2006 



Spring, 2006 


Historic Resources 

The Goochland County Courthouse Square, located in Courthouse Village, is an 

important part of the County’s history. The buildings in the Square were among 

the first permanent structures built in the County. The Courthouse building was 

built by Dabney Cosbey and Valentine Parrish in 1827 using a classical design of 

Thomas Jefferson (Figure 15.). Another historic structure located here is the 

County Clerk’s office, which was completed about 1800 and was once a Masonic 

Lodge. The Courthouse Complex is listed on the National Register of Historic 

Buildings and the Square itself is listed on the National Register of Historic 

Places. 

Figure 15: Classic Thomas Jefferson Architectural Style 


Also of special historical significance in Goochland County is the Kanawha 

Canal. The Virginia Assembly in 1785 passed a bill which made provisions for 

the James River and Kanawha Company to construct a canal linking the James 

River with the Ohio River and the Midwest. By constructing a series of twelve 

locks, the canal connected Maidens Adventure in Goochland with the tidal basin 

in Richmond. By the year 1840 the James River Company was regarded as a 

successful venture, for 220 miles of the river had been made navigable from 

Richmond to Crow's Ferry in Botetourt County. 

Goochland County contains 25% of the entire Canal constructed with three 

aqueducts; the only lock keeper's house still standing, and the only double tunnel 

culvert as relics. The Lock-Keeper's House near Irwin and several aqueducts 

along the James River in Goochland County are still standing as a testimony to 

the heyday of canal life along the James during the 1800's. 


Spring, 2006 


Environmental Factors 

The following is a break-down of those environmental features present, which 

pose a concern with regard to development within the Courthouse Village and act 

to restrict the amount of developable land remaining in the Village. These 

features include river and stream corridors, wetlands and other flood-prone 

areas, physiographic relief (slope grade of the land, drainage), and soil suitability, 

among others. Map 7 depicts these features. 

River and Stream Corridors 

Aside from the James River, which forms the southwestern boundary of the 

Village, Courthouse Creek is the only other relatively major water body that runs 

in a north-south direction through the eastern portion of the Village. Little Creek, 

located on the western side of the Village, empties into the James and acts as a 

border south of River Road West. Cheney’s Creek forms a border in the 

northwestern portion of the Village. 

Flood prone Lands 

Flood prone lands are lands for which there is at least fifty percent expectancy for 

annual flooding to occur. Although broken up into various zones, development is 

to be forbidden on all floodplains. The majority of these areas are along the 

James River, and most of this land is, therefore, undevelopable. There are also 

flood prone lands along most of the major creeks, such as Courthouse Creek. 

Physiographic Relief 

In the 2023 Comprehensive Plan, steep slope is defined as being greater than 

twenty-five percent and development should not occur in areas with this slope 

grade or higher. Development should be questioned for areas of moderate 

slope, which is defined as being in the range between fifteen and twenty-five 

percent, due to the added cost of development to ensure that the integrity of the 

site is maintained (Goochland, 2003). 

Soil Suitability Profile 

The soils in the County are predominately deep, well drained with a subsoil of 

clay or clay loam. These soils are suited for agricultural and forest uses, but have 

limited development application due to slow percolation. Potential development 

sites must have an analysis of soil conditions to determine the physical carrying 

capacity of the land. These considerations will eventually extend into areas of 

community facilities, public investment and public services which might appear to 

be far removed from traditional land use planning concepts. Soil characteristics 

are perhaps one of the most important considerations in determining the 

capability of the land to support development (Goochland, 2003). 


Spring, 2006 



Spring, 2006 


These factors limit the capacity to support certain types of use and the intensity 

of that use. Fortunately, the vast majority of areas consisting of soil not suited for 

development occur outside of the Village Center, where development is intended 

to be the least intense. 

Furthermore, these factors, depending upon their severity, demand that various 

improvements be made in order to increase the land's capacity for development. 

This may mean only simple shaping of the surface to allow better run off or 

complete removal and replacement of soil. Not only the use intended for a 

particular site, but the intensity of use affects the level of improvement required. 

For example, an apartment complex would require more substantial and costly 

modifications in areas where soils have a low potential for development than 

would the construction of a single family dwelling unit. 

Although the following information, taken from the 2023 Comprehensive Plan, 

refers to the entire County, it is applicable to Courthouse Village as all of these 

soil types exist within the Village. Goochland County encompasses 188,800 

acres or 289 square miles and is composed of ten different soil associations. The 

ten soil associations which are most prevalent in Goochland County are given in 

the following table. 1 

Table 12: Soil Types in Goochland County 

Percent of 

Soil Type 

Land 

Madison-Pacolet 25 

Wedowee-Pacolet-Madison 24 

Enon-Wilkes-Madison 10 

Wedowee-Sedgefield-Vance 9 

Monacan-Tuckahoe 9 

Tatum-Nason 7 

Creedmor-Mayodan-Pinkston 5 

Fluvanna-Sedgefield- 

Georgeville 5 

Turbeville-Madison 4 

Masada-Turbeville-Pinkston 2 

TOTAL 100 


1 For a detailed description and discussion of these soil associations plus detailed soil maps, refer to the Soil Survey of 

Goochland County, Virginia, February, 1980, prepared by the US Department of Agriculture in cooperation with Virginia 

Polytechnic Institute and State University. 


Spring, 2006 


Soil Conditions and Development Potential 

The role played by soils in choosing building site locations and sanitary facilities 

is extremely significant and should be a vital part of the local land use planning 

program. Of the County's 188,800 total acres, only about 17,000 acres or nine 

percent are capable of supporting intensive residential development with physical 

modifications. In order to support high density development, these areas would 

require water and sewer systems. Septic tanks would require some modifications 

in these areas for lower densities. 

In the 2023 Comprehensive Plan, three development potential categories were 

used in analyzing Goochland County's soils: slight; moderate; and severe. In 

considering soils suitable for building site developments, three major soil types 

are included in the slight category: Georgeville, Madison and Pacolet. These soil 

types comprise approximately nine percent of the total land area in Goochland 

County. The moderate category consists of several major soil types in the 

County: Masada, Mayodan, Nasan and Tatum. These soil types have moderate 

limitations for development due primarily to slope and low strength. Although the 

four soil types listed are the most prevalent in this category, there are several 

other soil types included in this category in Goochland County. In fact, this 

category of soils makes up a majority of the soils in the County. The major soils 

found in the severe category include Creedmoor, Enon, Fluvanna, Wedowee, 

Monacan, Pinkston, Sedgefield, Tuckahoe, Vance and Wilkes. These soils have 

severe limitations for development due to slope, shrink-swell potential, low 

strength and wetness. These soils comprise approximately forty percent of the 

land area in Goochland County. Thus, soils are a major limiting factor for 

development in Courthouse as well as the County as a whole (Goochland, 2003). 

In considering the capability of soils to support septic tanks, there are no soil 

types which have slight limitations for development. Most soils are classified as 

having moderate limitations; while some forty percent have severe limitations. 

The soils in Goochland County have high concentrations of clay which provide 

slow percolation for septic tank absorption fields. Engineering modifications can 

be carried out which will increase the capacity of some soils to support septic 

tank drain fields. However, specific soil conditions should be studied when 

evaluating development proposals for specific sites. The overriding danger of 

residential development with septic tanks in areas with severe soil limitations is 

disease. 

The soil characteristics exhibited in the severe category restrict the dilution of 

effluent drainage by causing surface pooling due to the high clay content of the 

soil. If this leads to contamination of water supplies, it could result in the 

occurrence of typhoid, dysentery, hepatitis, staph, salmonella and sugella in 

epidemic proportions. Contamination of water supplies created by a 

malfunctioning waste disposal unit can have serious implications. The dangers 

are real and should be closely monitored. 


Spring, 2006 


Housing Cost Implications 

The soil conditions of Goochland County, and to a lesser degree Courthouse 

Village, will influence land and land development costs. In most cases, these 

costs will be passed on to the purchaser, thus hindering the development of 

sound housing at an affordable price to middle income people. Also soils and 

slopes will impact on drainage systems required in new developments. This will 

result in additional engineering costs which will be added to the price of new 

homes. Thus, areas which have the physical carrying capacity to support higher 

densities should be indicated on a future land use map of the County. These 

areas could be developed in a manner which would spread the development cost 

over a large number of units and result in lower cost to the homeowner. 

Since only a small amount of soils in the severe category exists in Goochland 

County, a comprehensive management program of these areas is essential. It is 

in the best interest of the County that these prime development areas be utilized 

to provide needed housing and commercial and industrial growth consistent with 

local goals and objectives identified in the Comprehensive Plan. 

ASSETS AND LIABILITIES 

The following is a summary of the various aspects of Courthouse Village, which 

may be viewed as assets and liabilities to achieving the intent of this Master 

Plan. 

Table 13: Assetts and Liabilities of Courthouse Village 

Assets 

Liabilities 

1 

Historical Significance of Courthouse 

Square 1 Lack of affordable housing 

2 Sufficient road network and capacity 2 Little housing diversity 

3 Remaining developable land area 3 Insufficient Development Densities 

4 Increasing Population/workforce 4 Existing suburban land use pattern 

5 Rising Incomes 5 Lack of a distinguishable Village retail node 

6 Existing Water and Sewer 6 Aesthetic inconsistency of signage 

7 Low Unemployment 7 Underdeveloped trails network 

8 Direction from Past Plans 8 Near capacity of wastewater treatment facility 

9 

Installed sidewalks & lighting along rt. 

6/522 9 Inconsistent landscaping theme 

10 

New High School / expansion of community 

college 

Strong community support fro maintaining 

11 character 


Spring, 2006 


COURTHOUSE VILLAGE PLAN 

GOALS 

OBJECTIVES 

IMPLEMENTATION 


Spring, 2006 


Purpose 

The following Courthouse Village Plan goals, objectives and implementation 

strategies address future growth and development with respect to land use, 

transportation, parking, utilities, the environment, community facilities, recreation, 

housing, design and historic resources. They are based on the analysis of 

existing conditions and are also derived, in part, from those stated in previous 

County documents, including the 2023 Comprehensive Plan and the 2004 

Centerville Master Plan; studies undertaken by the Richmond Regional Planning 

District Commission; and from formal recommendations made by citizens in the 

Courthouse Village Focus group feedback session in 2002. These comments 

are included in the Appendices section of this plan. Goal statements set forth the 

general ends towards which the County may strive to reach, while objectives 

state how progress towards achieving these goals may be measured. 

LAND USE 

The overarching theme of this Land Use Plan (see Map 8) is the creation of a 

pedestrian-friendly Village environment, characterized by a vibrant, compact and 

well-utilized mixed-use center. In this center, retail commercial establishments 

and a range of residential opportunities will meet much of the consumer demand 

in the Village. A permanent population base will consistently enliven the center 

and sustain nearby businesses. Members of the Courthouse Village Focus 

Group cited the desire to recognize and encourage the combination of 

residences, government buildings, retail and other commercial uses within the 

Village since it serves as a hub for the entire county (the site of county 

government offices, a high school, regional community college campus, public 

library, YMCA and other amenities). The Courthouse Village is in an ideal 

location to service those residents who do not want to travel into Richmond or 

live far enough away from the city where it would not be feasible to do so. 

Development within the Village 

The Courthouse Village area should be developed as a mixed-use place with a 

strong, well-planned, complement of residential, commercial, and community 

uses associated with it. The existing Village has a strong base of commercial 

uses and the County wants to expand on these businesses to create a thriving 

commercial district in central Goochland County. The recommended 

characteristics of the residential areas in the Village include a concentration of 

residential uses surrounding the mixed-use Village core that includes public use 

areas and a pedestrian tie between residential and commercial communities. 

Convenience and accessibility should be key factors in the future planning of the 

Courthouse Village. Development in the Village should proceed in a manner 

which allows for a multitude of small-scale commercial and higher-density 

residential diversity in the central core as well as the inclusion of larger, 

comprehensive, planned-unit developments. 


Spring, 2006 


Goal 1: The center of Courthouse Village offers a concentration 

of small-scale, compatible, mixed uses 

Objective 1.1: Offices and retail establishments will exist in the mixed-use 

commercial core along route 6/522 in the center of the Village 

Objective 1.2: A combination of single and multi-family residential dwelling units 

(between 2.5 – 10 units per acre) will exist in the center of the Village 

Objective 1.3: Public spaces, such as plazas and parks, will exist in the center 

of the Village and provide congregation points for residents, workers and visitors 

Implementation 

Goochland County Planning staff should petition the Planning Commission to 

make amendments to the County’s Comprehensive Plan, present a new “Village 

Core” zoning classification, which allows for a mix of residential and commercial 

uses, greater densities and incorporates design guidelines, to the Board of 

Supervisors and request the rezoning within the Village area to accommodate 

these uses. 

Timeline: June 2006 – December 2006 

Goal 2: Development surrounding the Village center supports 

and enhances the Village Core 

Objective 2.1: The Village center will be maintained as a primary, shopping and 

employment location within the Village; additional commercial and office centers 

built outside the Village core are limited 



recommend to the Board of Supervisors the adoption of zoning, which will limit 

areas zoned as traditional commercial. B-1 and B-2 commercial zoning should 

be limited to areas in accordance with the land use pattern designated on this 

Future Land Use map. 

Timeline: June 2006 – December 2006 

Objective 2.2: Planned Unit Developments will exist near to the Village Center 

and offer additional residential capacity close to the core, thereby providing 

additional retail and commercial demand 


Spring, 2006 




recommend to the Board of Supervisors to encourage the use of RPUD zoning in 

areas of the Future Land Use map designated for Planned Unit Developments 

Timeline: August 2006 – July 2007 

Objective 2.3: The majority of land outside of the Village Center will continue to 

be reserved for lower-density, single-family residential dwellings 



recommend to the Board of Supervisors to maintain R-1 as the primary zoning 

classification for the majority of land outside of the Village center 

Timeline: Immediately following Plan adoption 

Development Outside of the Village 

For Goochland County, rural preservation has been and is intended to be the 

major land use emphasis outside of the villages. In an attempt to limit sprawling 

development in the County, development is intended to occur at a minimum in 

the conservation areas, which surround the Goochland Courthouse Village. 

Emphasis is to be placed on preservation of valuable agricultural areas to protect 

these areas from undesirable development. It is not in the best interest of 

Goochland County for agricultural land areas to continue to decline as a 

percentage of total land area as has been the case in the recent past. Prime 

agricultural land is valuable as a natural resource and is important for stabilizing 

the local economy (Goochland, 2003). 

Goal 3: Development outside of the Village boundary remains 

predominantly rural in use 

Objective 3.1: Land use will be limited to permit agriculture, horticulture, forestry 

and large-lot, low-density, single-family residential usage 



ensure that zoning outside of designated Villages continues to preclude intensive 

uses and continues to allow for agriculture (A-1, A-2, A-3), forestall conservation 

(F-C) and low density residential development (R-R, R-P) 

Timeline: Immediately following Plan adoption 


Spring, 2006 


DESCRIPTION OF LAND USE PLAN 

Mixed-Use Core 

Parcels existing alongside Route 6/522 in the center of the Village are to be 

zoned Village Mixed-use, resulting in the creation of a relatively compact, 

coherent, walkable activity center. This central core shall extend roughly 3500 

feet, bounded by the public library to the north and the historic Courthouse 

Square to the south. Gateways will establish the formal boundaries of the 

nucleus. In this mixed-use core, a variety of commercial and residential 

opportunities, including affordable housing will be made available. Commercial 

enterprises shall be limited to smaller-scale offices and retail businesses, which 

may be intermixed with residential uses either by means of lot-sharing or existing 

as street-level stores with residences above. 

Appropriate Commercial uses may include offices, retail stores, business and 

banking services, restaurants, café’s, bed & breakfasts and accessory buildings. 

Gas stations are permitted, but must adhere to design guidelines outlined below. 

Residential dwellings allowed shall include both single and multi-family units up 

to 10 units per acre not exceeding three stories and may come in the form of 

rental apartments, second-story homes or apartments, condominiums and senior 

citizen housing. 

Planned Unit Developments 

Planned Unit Developments present an opportunity to construct housing in a 

development that is based on a unified plan. In this scenario, the County may 

offer density bonuses to developers to allow for a greater number of units per 

acre to be built. The sites identified on the Future Land Use map (R-PUDs A-D) 

occur on large tracts of land (over 20 acres) to the north and south of the Village 

center and may require the assembly of multiple parcels. Permitted uses include 

single-family, two-family, multi-family and limited commercial uses, which shall 

occur only in the form of either neighborhood convenience or community centers 

as defined within the official Comprehensive Plan. 

Cluster development shall be permitted only upon provision of either central or 

public sanitary sewer and water systems. The current R-PUD zoning ordinance 

states that the maximum gross residential density shall not exceed two and a half 

dwelling units per acre and the maximum net residential density shall not exceed 

six dwelling units on any one acre with thirty percent of the total acreage 

preserved as open space. The following is an analysis with regards to potential 

impact on traffic volumes due to increased population residing in these 

prospective planned unit developments. 


Spring, 2006 


Traffic Impact Analysis 

The first step in determining traffic impact is to calculate the number of units that 

each of these planned unit developments could accommodate, given existing 

zoning regulations. The following table illustrates the maximum allowable 

dwelling units which could be built in each of the proposed planned unit 

developments, given their size in acres, both with and without allowing for 

clustering. 

Table 14: Dwelling Units in Planned Unit Developments 

Maximum Allowable Dwelling Units 

R-PUD Acreage 2.5 units/acre 6 units/acre 

A 79.58 198 334 

B 49.34 123 207 

C 44.25 110 186 

D 44.9 112 188 

The next step is to determine the likely number of people who would reside in 

these developments, given the number of units constructed. For this, we may 

approximate by using average household size in Goochland County which, 

according to 2000 Census was 2.51. Multiplying this value out through the 

number of units yields the following population capacities (Table 15). If 

developers choose not to cluster in any of the developments, these R-PUDs 

would, collectively, provide housing for approximately 1,360 people. The 

maximum number of people which could be housed in these developments, 

given clustering, would be just under 2,300. These numbers may then be 

translated into number of households: 543 and 916, respectively. 

Table 15: Population Capacities in Planned Unit Developments 

R-PUD 

Population Yield 

No 

Clustering Clustering 

A 497 838 

B 309 520 

C 276 467 

D 281 472 

Total 1363 2297 

Once these population capacities are estimated, the average car ownership per 

household can be used along with average likely number of trips per household 

per day to determine the impact of the existing transportation network. Data for 

the year 2000 indicated 1,161 automobiles existing in Courthouse Village, which 

lies in Transportation Analysis Zone (TAZ) 2012. There were 443 households at 

this time, thereby yielding an average car ownership per household of 2.62. 


Spring, 2006 


This number may then be applied to the number of households that could be 

accommodated in the planned unit developments to determine likely number of 

automobiles these new developments would generate. Doing so results in a low 

estimate of 1,422 additional automobiles and a high estimate of roughly 2,400 

additional automobiles. 

A value indicating average number of car trips per household per day must then 

be applied in order to determine the traffic effect. It has been estimated that the 

average number of car trips varies considerably, depending on the type of 

development. For instance, “in modern suburbia…the average household 

currently generates thirteen car trips per day”, while a pedestrian-friendly historic 

town core typically, “generates half the automobile trips of a modern-day suburb” 

(Duany, 2001: 22). For this reason, it may be assumed that there will be average 

of seven car trips per household per day. This would yield a range of between 

9,954 and 16,800 car trips generated each day to and from these developments, 

depending on the amount of clustering in each development. 

As was discussed in the existing conditions of this Plan, the 1.74 mile segment of 

state route 6/US Highway 522 that occurs within the Village saw average daily 

traffic volumes of around 8,000 vehicles in 2004 and is approaching its projected 

design capacity of roughly 9,000 vehicles. Should the proposed planned unit 

developments in this Plan generate the above-mentioned traffic volumes, it is 

clear that a road widening or other form of transportation enhancement may be 

necessary along Sandy Hook Road. 

However, it should be stressed that, given the proximity of these planned unit 

developments to the Village core, provisions existing for cycling and other modes 

of non-vehicular transportation, along with the possibility of small, select 

commercial businesses locating within the R-PUD, these estimates may 

overstate how many daily car trips will be likely in and around Courthouse 

Village. 

Commercial 

This land use is intended to allow for those traditional commercial uses, which 

are normally permitted under B-1 and B-2 zoning designations, but is limited as 

to prevent a negative impact to the mixed-use core of the Village. As commercial 

businesses already exist (including the Courthouse Commons Shopping Center) 

to the north on Sandy Hook Road past Fairground Road, this general area will 

remain designated for commercial use and should be encouraged to include only 

those uses that can not be located within the Village core. This may include 

those businesses which require more land than is available in the core or those 

whose owners are unwilling to adhere to the design standards in place for 

development within the core. 


Spring, 2006 


Low Density Residential 

This land use designation encompasses most of the Village land area outside of the 

Village center and is reserved for agriculture, forestry uses and low density, single-family 

residential. Dwelling units should be limited to one unit per acre where water and sewer 

lines exist, and .5 units per acre where water and sewer is not present. The intent of this 

land use is to offer residential opportunities and act as a buffer between a relativelydense 

Village center and preserved agricultural and natural land outside of the Village. 

Rural Preservation 

All land in the County outside of the designated Villages (growth centers) is to be 

maintained and preserved in its current state. Land use shall be the least intensive and 

may include agricultural and forestry operations, recreation and very low-density 

residential development at a minimum of 2 acres per unit. It is the County’s intention to 

discourage the extension of water and sewer lines into these areas. 

Public/Institutional 

As mentioned earlier in the existing conditions of this plan, a good portion of the land in 

Courthouse Village is public land – owned either by Goochland County or State of 

Virginia. These areas are indicated in gray on the Future Land Use plan. Examples 

include the Virginia Women’s Correctional Institute, located in the southern portion of the 

Village, the Goochland branch of J. Sargeant Reynolds Community College, located 

south of Fairground Road and east of Courthouse Creek, the new public library, located 

across Sandy Hook Road, the County government offices and Elementary School, 

nestled in between River and Fairground Roads, the new High School, located to the 

northwest and the historic Courthouse Square, located at the southern anchor point of 

the proposed mixed-use Village core. Aside from the above-mentioned facilities, there is 

additional public land in the Village – much of it owned by the County – of whose future 

use, determined by the County, may call for a variety of functions. 

Parks/Open Space 

In addition to any plazas or other open space that may develop in the mixed-use Village 

core, designated parks offer the population recreational opportunities to relax and enjoy 

a natural setting. The existing Hidden Rock Park in the northeastern portion of the 

Village currently fulfills this function. A number of possible locations for new parks have 

been identified. The most notable of these includes the designation of a riverfront park, 

along the southern border of the Village, to provide access to the James River. A few 

other sites identified would provide additional public access up to the west side of 

Courthouse Creek. Yet other possible locations are indicated on the Future Land Use 

map. 

Floodplains & Steep slopes 

An environmental analysis revealed lands unsuitable for development (refer to Map 7). 

Criteria looked at included land existing in floodplains and land with steep slope, as 

defined by being greater than 25 percent. These features are included in the Future 

Land Use map and indicate where development must be discouraged and limited to 

allow only for low-density residential, parks and trails. 


Spring, 2006 



Spring, 2006 


ARCHITECTURE & PLACE DESIGN 

Equally as important as the designation of the Village center, itself, is the 

implementation of proper design guidelines, which will determine the look and 

placement of buildings and ultimately, the atmosphere within the core. Growth in 

the Village should be directed by a distinct set of design standards (see following 

design guidelines) in order to guide the aesthetic quality of development. 

According to citizen feedback presented in June of 2002, the overarching 

recommendations included the desire for implementing design guidelines for the 

Village that includes sidewalks, trees, bike paths, buildings built to a pedestrian 

scale, relegating off-street parking to the rear of buildings, narrow, connected 

streets and speed control inside the Village. 

Goal 4: The Village center provides a feeling of enclosure and is 

a unique and distinguishable place 

Objective 4.1: Decorative gateways will be established at key locations to signify 

entry into and exit from the Village center (see Figure 16) 

Gateways create a point of transition from one type of place to another and can 

take many forms, including elaborate signposts, statues alongside the road, or 

banners hung across the street. Gateways are an effective means of not only 

alerting people of this transition, but also of creating a strengthened, more vivid 

and memorable impression associated with a place. 


Encourage residents and business owners to form a Village Association, which 

would be in charge of establishing a Courthouse Village Improvement Fund 

comprised of voluntary contributions from members of the association to provide 

funding for this and other improvements. 

Timeline: July 2006 – July 2007 

Objective 4.2: Good landscaping will be incorporated to enhance the public 

sphere within the Village center (i.e. through the planting of appropriate trees 

alongside the road) 

Objective 4.3: Sidewalks and village-themed streetlights will continue to be built 

alongside roads to provide safety and coherency through the Village center 

Objective 4.4: Buildings fronting Rt. 522/6 will be built at uniform height (between 

two and three stories), are built of similar building materials (brick and stone) and 

have minimum set-backs and lot requirements 


Spring, 2006 



Goochland County Planning staff should encourage the Board of Supervisors to 

adopt the following design guidelines into Goochland County’s Zoning 

Ordinance. Projects should conform to these guidelines prior to receiving 

development approval. The County may decide to establish an Architectural 

Review Board to enforce good design, however successful design enforcement 

may be conducted through local committees, such as a Courthouse Village 

Design Committee. 

Timeline: July 2004 – December 2004 

Figure 16: Gateways to the Village Center 

Mixed-Use 

Village Core 


Spring, 2006 


DESIGN GUIDELINES 

The following Design guidelines pertain to elements of the built environment, 

including buildings and supporting features, such as sidewalks and roads. These 

guidelines are intended to direct the manner in which these elements are built 

and placed in relation to each other in order to result in the creation of a place 

that is coherent, distinct and pleasant. “Through the consistent use of materials, 

colors, style, building massing, and other features and site elements, a visual 

connection may be established between building forms” (Shelton, 2003: 66). 

These principles should be taken into account with any development within the 

Village, but are especially important within the Village core. 

Elements 

Building Heights and Setbacks 

The height of buildings dictates, to a large degree, the scale of an environment. 

Buildings built too high may act to intimidate or overwhelm and may not be 

conducive to a village setting. Building heights do not necessarily need to be 

completely uniform, but should be between two and three stories high in the 

Village center. This is necessary to satisfy the land use and housing goals of 

encouraging the development of a mixed-use center comprised of second-story 

residences existing above street-level retail. 

Figure 17: Small variations in building heights maintain overall uniformity 

Setback requirements can be used to create a uniform, defined and visible 

boundary between street and building. Minimum setback requirements should be 

in effect for all buildings occurring in the Village center in order to allow for 

adequate pedestrian access via sidewalks. However, large setback 

requirements, as are typical in conventional suburban-type developments, place 

buildings far from the street and do not contribute to a sense of enclosure. 

Therefore, minimum set-backs for buildings fronting Route 522/6 should range 

between fifteen to thirty-five feet. 


Spring, 2006 


Figure 18: Occasional Setbacks provide for plazas, courtyards and other 

forms of open space 

Building Materials 

It is important for the exterior facades of buildings, especially sides fronting the 

street, to be constructed of high-quality, visually-appealing materials appropriate 

to a village setting. This includes brick, stone, stucco and other comparable 

materials. Inferior material, such as vinyl and sheet metal would detract from this 

character and should not be allowed on buildings in the Village Center. All 

buildings along the pedestrian corridor in the Village center do not need to be 

built in the same material. Also, individual buildings need not necessarily be 

limited to one or the other, but may utilize combination of these materials. For 

instance, the first floor may be built of stone and top stories built of brick. 

Sidewalks 

Sidewalks are an integral component of the built environment, especially one that 

is well-suited for pedestrian activity. Sidewalks should be a minimum of five feet 

in width; they should be able to accommodate the passing of two individuals 


Spring, 2006 


traveling in the opposite direction. This minimum width requirement also allows 

for the planting of street trees without compromising space needed for pedestrian 

movement. Sidewalks built within the Village Center should be constructed of 

more elaborate materials/design to contribute to the Core’s distinguished sense 

of place. 

Figure 19: Aesthetic appeal of different building materials 

Poor Example 

Good Example 

Figure 20: Sidewalks affording comfortable pedestrian travel 


Spring, 2006 


Landscaping/Buffering/Screening 

Landscaping is an important element to incorporate into the design fabric of a 

place. Landscaping elements are often used to buffer or screen out less 

desirable features, such as garbage receptacles, power supply units and parking 

lots. Landscaping may take the form of natural vegetation, such as trees, bushes 

or other flora. Or it may come in the form of man-made devices, such as walls or 

fences. Proper attention should be given to applying these devices, which should 

not be unsightly, overbearing, out of place or otherwise detract from the scale 

and aesthetic appeal of the area. 

Landscaping, especially alongside the road, provides a buffer between street and 

sidewalk, as it softens and enhances the pedestrian atmosphere. The desire for 

open space may also be satisfied through the effective use of landscaping on 

private property, specifically those lots for which there is a greater setback. The 

use of landscaping in this way allows businesses and commercial establishments 

to contribute to the public realm in a manner similar to the function parks and 

other public land provides. 

Figure 21: Good use of landscaping elements to soften and buffer 


Spring, 2006 


Lighting/Overhead Utilities 

The County plans to continue gradually installing 

historic-styled lighting to replace the utilitarian street 

lighting around the Courthouse Square and along 

Route 6/522 in front of the Square. Pedestrianscaled, 

historically-themed streetlights (Figure 22) 

should be used throughout the Village, especially 

alongside of roads where sidewalks and commercial 

activity exist. 

Overhead utility lines, including electric, telephone, 

CATV and others create visual clutter, compete with 

other design features and detract from the overall 

aesthetic character of an area. This is especially 

true along pedestrian-scaled corridors. Installing 

underground utilities as an option to overhead lines 

is an expensive proposition. However, there are several factors that can be used 

to help justify the conversion. Overhead utility lines, although cheaper to 

construct, are more susceptible to the physical elements and can be damaged, 

can cause damage, or necessitate the unsightly mutilation of trees planted 

beneath them, as is illustrated in figure 23. Additionally, “underground utilities 

can help promote the economic development value and historic character of the 

area” (PDC, 2000: 25). Therefore, “in addition to current plans, as overhead utility 

upgrades are made to the area, the County may wish to work more closely with 

Virginia Power and other service providers to consider the gradual phase-out of 

utility poles and overhead lines” (PDC, 2000: 25). 

Figure 23: Mutilated Trees Planted under Power Lines 

Figure 22: Historically-themed 

streetlight 


Spring, 2006 


TRANSPORTATION & PARKING 

The transportation system in the Goochland Courthouse Village is critical to 

fostering the desired land use pattern and preserving the highest quality of life for 

citizens, while enhancing economic development opportunities. The Village 

should be supported by a well-designed circulation system, which 

accommodates both vehicular and non-vehicular travel. An important element of 

the County’s village concept is the establishment of a parkway system to provide 

safe pedestrian access throughout each village. 

Goal 5: The proposed road network has sufficient capacity to 

handle increasing traffic volumes into the next decade 

Objective 5.1: Traffic jams will not be a major issue in Courthouse Village 

Objective 5.2: Rt. 522/6 will be widened as capacity is reached 

Objective 5.3: The proposed road connections displayed on the Future 

Transportation Facilities map will aid in maintaining an efficient transportation 

network 


Goochland County Planning staff should continue to work with the Virginia 

Department of Transportation (VDOT) and the Richmond Area Metropolitan 

Planning Organization (MPO) to place these new road projects on the Long 

Range Transportation Plan and secure funding for these and other proposed 

improvements. 

Timeline: Plan Adoption – Continuing 

Goal 6: Roads within the Village promote interconnectivity 

between destinations 

The proposed road extensions depicted on the future transportation map 

illustrate an overall theme of providing more direct access from outlying sections 

of the Village into the central core. A secondary purpose of these connections is 

to limit the amount of no-through roads ending in cul-de-sacs built exclusively for 

new residential developments. 

Objective 6.1: Transportation networks associated with new developments 

provide multiple access points to and from the surrounding street network 

Objective 6.2: The building of Cul-de-sacs and no-through streets is discouraged 


Spring, 2006 



Goochland County Planning staff should petition to the Planning Commission to 

recommend to the Board of Supervisors to update the zoning ordinance to 

tighten controls on the manner in which roads associated with new subdivisions 

are constructed. 

Goochland County should offer incentives such as tax abatements to encourage 

the private construction of interconnected road segments in conjunction with 

private developments. 


Figure 24: Conceptual Traffic Flow Patterns into Village Center 


Center 

Goal 7: Non-vehicular and pedestrian trails exist to provide 

access throughout the village 

Objective 7.1: In keeping with the existing improvements made along Rt. 522/6, 

sidewalks will continue to be constructed alongside roads, especially where 

commercial activity exists 

Objective 7.2: Bike paths will form an interconnected trail system throughout the 

Village for the benefit of cyclists and pedestrians, alike (see Future 

Transportation Facilities map) 


Spring, 2006 



Goochland County Planning staff should petition to the Board of Supervisors to 

adopt transportation recommendations presented in this Future Transportation 

Facilities Map and amend the Comprehensive Plan to include these changes. 

Goochland County should offer incentives such as tax abatements to encourage 

private developers to contribute to the trails network. 

The County may also seek Transportation Enhancement Project or other Funds 

to finance bicycle improvements. A list of funding sources with regards to 

transportation improvements is provided below. 


Goal 8: Traffic calming measures ensure a safe and friendly 

pedestrian atmosphere through the central core of the Village 

Objective 8.1: The speed limit along Sandy Hook/River Road will be reduced to 

30 miles per hour 


Goochland County Planning staff should recommend to the Board of Supervisors 

to petition VDOT to study the feasibility of changing the speed limit along this 

stretch of road. 


Goal 9: Sufficient Parking exists in the mixed-use core of the 


Objective 9.1: On-street parking will be permitted along Sandy Hook/River Road 

Objective 9.2: Property owners are encouraged to provide off-street parking to 

the rear of businesses along rt. 6/522 


Goochland County Planning staff should petition to the Board of Supervisors to 

adopt a Village Parking Ordinance in to the County’s zoning ordinance to allow 

for on-street parking along Rt. 6/522. 



Spring, 2006 


Figure 25: Parking to the rear of businesses 

DESCRIPTION OF TRANSPORTATION PLAN 

The proposed transportation improvements this Plan offers are derived out of this 

analysis of existing conditions, from recommendations presented in the studies: 

“Bicycle Plan Implementation Strategies”, based on the County’s Comprehensive 

Plan, and “Goochland County Courthouse Village Plan – Phase II”, prepared by 

the Richmond Regional PDC, and citizen feedback regarding these 

recommendations. Included in the Future Transportation Facilities map is a 

proposed expanded trails network throughout the Village as well as potential 

road connections. 

Trails System 

Shown in black and yellow is an interconnected system of trails to provide 

uninterrupted pedestrian and other non-vehicular access throughout the Village. 

Some of this proposed network already exists as sidewalks along stretches of 

Route 6/522 in the center of the Village. In addition to constructing sidewalks 

along main roads, this Plan calls for the building of asphalt or gravel bike trails, 

which would allow riders, walkers and joggers access along Courthouse Creek 

through existing and proposed parks. 


Spring, 2006 


Road Connections 

The following proposed road connections are intended to satisfy future increases 

in road demand/usage as well as to provide multiple new direct routes and 

access throughout the Village. An explanation of each road connection is 

explained below. 

Connection A 

This purpose of this connection is to connect Fairground Road to River Road, 

north of the County offices and Elementary School, while providing more direct 

access to the new High School from the east. 

Connection B 

This connection was cited as being “perhaps one of the most significant roadway 

projects in terms of community benefit” (PDC, 2001). Its purpose is to connect 

Fairground Road and Route 522 around the Fairgrounds property. Higher 

volumes of traffic may be expected due to the existence of the Courthouse 

Commons shopping center. 

Connection C 

The purpose of this connection is to provide more direct access for residents in 

the northeastern portion of the Village to the Village Center. This proposed 

connection is a variation of that recommended by the PDC, which does not call 

for an extension of the road east to connect with Maidens Road. Citizens have 

expressed a desire to maintain Maidens Road as natural as possible, however, 

an additional connection (E) is proposed, further south. 

Connection D 

This short extension provides a north-south connection from River Road to Scott 

Road, which runs directly into the heart of the Village Core. This connection 

would provide more direct access into the Village center for those residents living 

in the western portion of the Village. 

Connection E 

In an effort to minimize the impact on Maidens Road, while still providing for the 

opening up of the eastern portion of the Village, this connection will provide direct 

access to Route 6/522, just south of the historic Courthouse Square. 


Spring, 2006 


Transportation-related Funding Sources 2 

Transportation Enhancement Program provides federal money for paved 

shoulders, bicycle paths, bike lanes, bicycle lockers, and racks. Grant money can 

also be used for educational materials, safety campaigns, and training. 

VDOT’s Highway Construction Program provides funding for preliminary 

engineering, right-of-way acquisition, and the construction of bicycle facilities on 

highway projects. No local match funds are needed for projects on primary and 

secondary system roads. Bicycle facilities on improved and new roads may be 

eligible for this type of funding. 

VDOT’s Recreation Access Program provides funding for access to public 

recreational facilities operated by a state agency or locality. Only a local 

governing body can apply for this funding. A bicycle trail to Hidden Park or 

access to the future Courthouse Creek linear park may be eligible for these 

funds. 

VDOT”s Revenue Sharing Program provides additional funding to improve or 

maintain primary or secondary roadways within a county. For example, in the 

case of a roadway widening where bike lanes are included, depending upon 

eligibility under program guidelines, the county may get a 50% match from the 

state. 

The Virginia Recreational Trails Fund Program provides funding to construct and 

maintain recreational trails. It is administered through the Department of 

Conservation and Recreation (DCR). The future Courthouse Creek linear park 

trail may be eligible for this type of funding. 

The National Scenic Byways Program supports projects such as the construction 

of a bicycle or pedestrian facility along a scenic byway. Safety improvements to 

prevent crashes with bicyclists or pedestrians are also eligible for funding. Route 

6 through Goochland county, including the central courthouse area, is a 

designated Virginia Scenic Byway and may be eligible for this funding. 

2 See Document: Goochland County: Courthouse Village Bicycle Implementation Strategies, 6/30/2005 


Spring, 2006 



Spring, 2006 


UTILITIES 

Goal 10: Adequate infrastructure capacity exists to support 

higher density development within Courthouse Village 

Objective 10.1: Water and sewer lines will be extended into areas planned for 

higher density development (see Future Land Use map) 


The County will continue to negotiate with the Women’s Correctional Center to 

purchase additional water and sewer capacity as the need arises. Partial funding 

for the extension of water and sewer lines into areas of new development may 

come through hook-up fees charged to developers. 

Timeline: Long-Term 

ENVIRONMENTAL 

Goal 11: Sensitive environmental features are preserved and 

protected against development 

Objective 11.1: Development, with the exception of certain road extensions and 

non-vehicular pathways, will not exist within Wetland zones, along floodplains, 

atop of land with slopes of 25% or greater or on poor soil 

Objective 11.2: The clear-cut method of development associated with 

construction of new subdivisions will be prohibited; trees of significant growth are 

preserved 

Objectives 11.3: A minimum of twenty-five percent of the land within in the 

Village will be maintained as open space (as parks and/or protected land) 



recommend to the Board of Supervisors to adopt a comprehensive management 

program to direct and ensure compliance with state environmental standards. 


Goal 12: Environmental considerations are taken into account 

with any new development project 

Objective 12.1: The amount of impermeable surface constructed is kept at a 

minimum – surface parking lots are built of permeable material 


Spring, 2006 



The County may offer incentives to developers who use permeable materials in 

the construction of on-site parking. 


Figure 21: Permeable Surfaces 

Source: Low Impact Development (LID) Center website 3 

COMMUNITY FACILITIES / RECREATION 

Currently, the public school recreation facilities are attempting to meet 

community recreation needs (softball, basketball and tennis). The recreation 

facilities at J. Sargeant Reynolds (Goochland campus) have helped alleviate this 

growing demand. These existing sources, plus the new high school and 

associated playing fields and facilities in the Courthouse Village, should meet the 

demands of the community in this near term. However, as demand increases in 

the Village, it will be necessary to set aside permanent open space, parks and 

ballfield sites in the Goochland Courthouse Village. Ideally, the reservation of 

open space should occur in close proximity to residential and business uses so 

that the maximum convenience is afforded patrons of the facility. 

Goal 13: Adequate recreational opportunities exist for Village 

residents and visitors 

Objective 13.1: A completed 5K-fitness/nature trail at Hidden Rock Park offers 

exercise and recreational use to the public 

Objective 13.2: A new park providing access to the James River will be located 

along the southern boundary of the Village 

3 Source: http://www.lid-stormwater.net/permeable_pavers/permpavers_maintain.htm 


Spring, 2006 


Objective 13.3: An interconnected system of bicycle trails will exist throughout 

the Village 



recommend to the Board of Supervisors the designation of parks and parkways 

indicated on the Future Land Use Plan map. 


Objective 13.4: Existing facilities continue to be made available to the public for 

recreational uses (High School, Fairgrounds, Community College, etc.) 

HOUSING 

Focus Group attendees and residents have stated the recommendation that all 

future residential development be considered adaptable for a mix of singlefamily, 

townhouse and cluster housing so that people of a variety of ages and 

differing income-levels will live in the Village. Villages will best succeed by 

having a variety of housing types of varying price levels that will be affordable at 

market rates for those who may not be able to afford the typical suburban 

lifestyle. 

Goochland should create a mix of high, middle and low income housing and offer 

a variety of housing choices. The 2023 Comprehensive Plan calls for provisions 

for a variety of housing types for different income levels, but does not identify 

areas where low and moderate-income housing should be located. The villages, 

certainly Courthouse Village, serve as appropriate locations and this housing mix 

should be encouraged within its boundaries. The Comprehensive Plan also 

states that increasing the affordable housing stock should be made to be both 

attractive and competitive with traditional housing to developers, through the use 

of incentives. This section explores options for providing incentives to developers 

to increase the affordable housing stock in the Courthouse Village. 

Affordable housing can come in a variety of forms, including smaller single-family 

homes, cluster developments, apartments, condominiums and townhouses. 

Those who wish to live outside of the Village center may opt for smaller singlefamily 

dwellings or in a planned unit development, while others may prefer town 

homes within the core amidst commercial and retail services. Apartments 

provide a desirable alternative to those more transient residents of lower income. 

Another alternative is to allow property owners of larger lots to construct 

secondary residences on their property, such as backyard cottages, garages or 

second-story apartments (“granny flats”). This space may then be rented out to 

tenants. 


Spring, 2006 


Clustering in Planned Developments 

This method calls for making provisions for the clustering of units, usually done in 

planned developments. Developers are encouraged to consider this type of 

development pattern for areas where large amounts (20 acres or more) of land 

are under consideration. Planned Unit Developments are reserved for 

development that is comprehensive in scope and is based on a coherent vision. 

“This type of development pattern is only acceptable for village areas and 

designated growth areas where public water and sewer facilities are planned or 

in place” (Goochland, 2003: 47). Developments in these areas need not remain 

purely residential and may incorporate commercial uses. The County has 

adopted a R-PUD (Residential Planned Unit Development) zoning designation 

and has proposed a M-PUD (Mixed-Use Planned Unit Development) zoning 

designation. 4 

Goal 14: A mix of affordable and market-rate housing exists in 

the Village 

Objective14.1: Second-story apartments exist on top of floor-level retail stores 

Objective 14.2: Smaller lot and multi-family dwellings are included in the housing 

stock 

Objective 14.3: Potential sites has been identified for planned residential 

developments, which shall provide a percentage of affordable housing units 


Goochland County Planning staff should petition the Board of Supervisors to 

adopt inclusionary zoning practices into the County’s Zoning Ordinances, which 

act either to encourage or mandate that a certain percentage (20%) of units in a 

residential development by available at or below market rates. 

Waiver of proffers, fees and similar tools may be used as incentives. Inclusionary 

practices offer density bonuses to developers in return for affordable housing 

units (Shelton, 2004). 


Objective 14.4: Secondary residences will be permitted on large-lot residential 

parcels 

4 See Document: Recommendations for Appropriate Growth and Development in Goochland County; 

1/19/2006 for detailed description of PUD zoning designations in Goochland County 


Spring, 2006 



Planning staff should petition the Board of Supervisors to amend zoning 

regulations to allow for the construction of secondary residences built on large 

residential lots. Potential funding sources for the provision of affordable housing 

is listed below. 


Potential Housing-related Funding Resources 

The Virginia Housing Development Authority, created in 1972 by the Virginia 

General Assembly, is the State’s mortgage finance agency whose mission is to 

help low- and moderate-income Virginians attain quality, affordable housing - to 

be the “Leading Mobilizing Force” for Affordable Housing in Virginia. The Federal 

Low-Income Housing Tax Credit (LIHTC) program is sponsored by the U.S. 

Treasury Department and administered by VHDA in Virginia. The LIHTC program 

is authorized under Section 42 of the Internal Revenue Code of 1986, and it 

encourages the development of affordable rental housing by providing owners 

with a federal income tax credit. The program also serves as an incentive for 

private investors to participate with developers in the construction and 

rehabilitation of low-income housing. 

Low Income Housing Tax Credits 5 

LIHTC can be awarded to developers of qualified projects. Developers can then sell 

credits to investors to raise funds for their projects, reducing the amount developers 

have to borrow. Because the developer’s debt is lower, the tax credit property can 

charge affordable rent to low-income residents. Projects eligible for LIHTC must meet 

the low-income occupancy threshold requirements. A minimum of 20% of the units are 

required to be rent restricted and occupied by households with incomes at or below 50- 

60% of the HUD-determined area median income. These rent and income restrictions 

must be in place for 30 years or longer. LIHTC requirements also include rehab costs if a 

developer is acquiring an existing building. 

Current Assistance Programs 

A number of parties were identified by Goochland County Planning 

Commissioner, Knight Bowles, as being willing to offer assistance in the task of 

promoting and providing for affordable housing in Courthouse Village: 

• St. Matthews UMC volunteers 

• Byrd Presbyterian volunteers 

• Habitat for Humanity volunteers 

• Camp Hanover volunteers 

• Westview on the James campers 

5 See Document: Brookland Park Boulevard Commercial Revitalization Plan 2005 


Spring, 2006 


• Elk Hill residents 

• Rotary Club volunteers 

• Goochland Fellowship & Family Services 

Other Housing Implementation Strategies 

It has also been suggested to form a housing coalition or housing authority, 

headed by a Chairman, to oversee and coordinate these volunteer entities in 

their efforts. It would be the responsibility of this body to hold regular monthly 

meetings to discuss matters such as the need for repairs and renovations of 

existing housing structures, have private agencies and the government identify 

possible sources for grants and other funding, and delegate to the various 

volunteer entities to seek out additional funding sources. 

Planning Staff may review zoning ordinances and research other localities to 

identify how lower cost subdivisions could become a viable option in the County. 

Staff may also study the possibility of agencies/organizations combining 

resources sufficient to create subdivisions in existing low-income areas. 

HISTORIC RESOURCES 

Since Goochland County is rich in history and its heritage is strongly tied to the 

early development of this County, efforts should be exercised to protect and 

preserve valuable historical sites and structures. The historical character of the 

County should be preserved and protected for present and future generations to 

view with a spirit of community pride. 

Goal 15: Existing historic structures of cultural importance are 

maintained and preserved 

Objective 15.1: Future growth and development is channeled into areas that will 

preserve valuable historical structures. 

Objective 15.2: Routine maintenance of existing structures takes high priority in 

the County 

Goal 16: Appreciation for the Village’s historical resources is 

promoted 

Objective 16.1: Historical Sites are maintained and guarded against development 

Objective 16.2: Guided tours offer residents the opportunity to visit and learn 

more about historical sites and buildings 


Spring, 2006 


APPENDICES 


Spring, 2006 


Appendix A: Summary of 2000 Demographics, Goochland County 


Spring, 2006 



Spring, 2006 



Spring, 2006 


Source: U.S. Bureau of the Census, 2000 


Spring, 2006 


Appendix B: Goochland County Population Projections by Age 

Age Group Census 1990 Census 2000 2010 2020 2030 

Under 5 years 914 875 920 1290 1637 

5 to 9 years 842 974 997 1230 1699 

10 to 14 years 761 1105 1303 1270 1710 

15 to 19 years 847 898 1294 1280 1565 

20 to 24 years 811 622 1236 1430 1370 

25 to 29 years 1184 917 1054 1460 1380 

30 to 34 years 1481 1244 910 1640 1823 

35 to 39 years 1333 1595 1389 1460 1988 

40 to 44 years 1180 1655 1686 1190 2132 

45 to 49 years 992 1464 1964 1660 1720 

50 to 54 years 801 1423 1993 1940 1339 

55 to 59 years 773 1165 1686 2150 1782 

60 to 64 years 677 817 1619 2120 2008 

65 to 69 years 543 700 1284 1740 2142 

70 to 74 years 370 597 805 1510 1926 

75 to 79 years 314 386 494 833 1290 

80 to 84 years 197 208 378 528 893 

85 years and over 143 218 387 573 797 

Total: 14163 16863 21399 25304 29201 

Source: Virginia Employment Commission 


Spring, 2006 


Appendix C: Goochland County Revised Zoning Classifications 



Spring, 2006 


Appendix D: 2004 VDOT Traffic Counts for Goochland County 


Spring, 2006 


Source: VDOT Mobility Management Division, 2004 

Appendix E: Goochland Village Residential Density Allowances 



Spring, 2006 


Appendix F: Courthouse Village Focus Group Village Recommendations 

TO: Janet Lehre 

FROM: Courthouse Focus Group 

DATE: February 20, 2002 

Members: 

Eleanor Towers 

Bill Haskins 

Mollie Lennarz 

Dee Philips 

Claudia Lawton 

The Courthouse Village Focus Group makes its recommendations for the development 

of the Courthouse Village using the information gathered from the Town Meeting, the 

Survey results, and our discussions with many of our neighbors. We have studied the 

Courthouse Plans prepared by Richmond Regional and we have familiarized ourselves 

with many of the County’s current documents on Planning and Zoning. We have also 

read and recommend that the model ordinance language by Randall Arendt in 

Conservation Design be adopted in the Courthouse Addendum to the Comprehensive 

Plan. We want an overlay; or, some other means for developing specific design, scale, 

land use, landscaping, and ordinance language that will insure the Courthouse village 

develops as the citizens in the Courthouse wish. 

In keeping with previous Comprehensive Plans for the Courthouse Village, we recognize 

and encourage the combination of residences, government buildings, retail and other 

commercial uses within the village. Because this village serves as a hub for the entire 

county (e.g. site of county government offices, of the high school, of the regional 

community college campus, the public library, a soon-to-be-built YMCA) and because of 

the irreplaceable historic buildings and history of the courthouse, we want development 

to accommodate density --- of the built environment and people. 

VILLAGE BOUNDARIES 

The existing boundaries of the courthouse should not change, with the exception of the 

northeast corner. We want the core, or heart, of the Village to develop before any 

commercial development along the rim of the Village. We want the fringe outside the rim 

of the Village to keep its rural character and A-2 zoning. Due to the importance of 

Maidens Rd as a scenic rural road to a vast number of citizens, we reject the changes 

suggested to that area in the July 15, 2001, report titled, “Goochland Courthouse Village 

Plan Phase 11,” prepared by Richmond Regional Planning District Commission. We 

recommend prevention of any new roadways adding traffic onto Maidens Rd. 

We recommend that the Village boundaries be extended on the northeast corner to 

include the area between Rt 634 on the east up to the back of Log Cabin subdivision to 

the north. Within that area are three public parcels of land, residences, a veterinarian 

with a conditional use permit, and an historic home. We believe all these properties are 

appropriate for inclusion in the village. 


Spring, 2006 


LAND USE – Gateways to the Village 

We recommend that each roadway entrance, or gateway, into the Village be protected 

as a natural landscape, and that these gateways be subtly designated through the use of 

landscaping done with natural materials. The gateways to the Village are located at Rt 

634 (northeast), Rt 522 at the new road ‘A’ leading to the new high school (north), Rt 6 

at Ragland’s Lumber (west), and Rt 6 at Maidens Rd (southeast). We recommend that 

the land just beyond each gateway (outside the Village) remain A-2 on the Land Use 

Map. 

Roads & Accessibility 

Refer to the attached map, “Figure 3,” of the ‘Goochland Courthouse Village: Future 

Transportation Facilities,’ prepared by Richmond Regional Planning District 

Commission. We support road designations ‘A’ and ‘B’. We also support the connection 

of Rt 632 with Rt 6, marked on this map but not designated by letter. We do not 

recommend ‘D’ or ‘E’, since neither of these support the goals of first developing the 

core of the Village, of preventing additional traffic flowing onto Maidens Rd., of protecting 

the watershed of Courthouse Creek. In order to enable new commercial and residential 

growth in the core of the Village, we recommend two new access roads. 

We recommend an altered version of road ‘F’ to the east of the courthouse complex. ‘F’ 

should exit onto the pre-existing right of way (Courthouse Circle) at Rt 6. The design of 

the connecting part of ‘F’ should take care to protect the historic court buildings and the 

historic church located close by. ‘F’ should cross over Courthouse Creek (taking care to 

protect the watershed) and extend eastward sufficiently to accommodate development, 

but not extend as far as Maidens Rd. Instead, it should redirect northward to connect 

with Rt 632 across from Hidden Rock Lane. 

Road ‘C’ may either be built as is or, if it is extended eastward across the Courthouse 

Creek and thence northward, as an alternative option to ‘F’. Only one road should cross 

over Courthouse Creek, and the route should be chosen to best serve the existing 

residences as well as the needs of potential development. 

To the west of Rt 6 we recommend an additional road (not marked on Map 3), ‘W’, to be 

built connecting ‘A’ southward to Gathright Dr. This will enable access from the western 

region via ‘W’ to Gathright Rd, and thence either to Rt 6 or further south to Scott Rd and 

then over to Rt 6. 

These new roadways will enable alternative traffic routes in and out of the courthouse, 

relieving Rt 6 of some volume of traffic. The new roads will also enable more thorough 

bikepaths for moving throughout the village. Equally important to achieving the goal of 

dense-use-without-choking-traffic is enabling non-motorized movement within the 

village. Non-motorized methods of transportation must be the first priority in establishing 

transportation routes through and around the Village. All new roads should require a 

combination bike-walking lane parallel to the road with a landscape buffer separating it 

from the road. 

A pedestrian-bike network should be shown on the Land Use Map transecting the village 

residential, commercial, and public areas. Developers will be encouraged to contribute to 

this network as they prepare their site-use plans. A pre-existing network design will 

insure that the network reaches all of the sites and locations intended, i.e. residences, 

county buildings, parks, commercial districts, schools, YMCA, library, community college 


Spring, 2006 


campus. Creating paths for non-motorized movement is critical, both to the quality of life 

in the Village as well as for minimizing vehicular traffic. 

The sewer and water line routes in Fig. 5 should be maintained as non-paved pathways, 

with additional east-west linkages added where feasible and needed. The sewer line 

recently completed along the western bank of Courthouse Creek should be designated 

and maintained as a public path for non-motorized use, including horse, bicycle, and 

pedestrian, where the property is owned by the county or the community college. This 

Courthouse Creek watershed pathway shall be designed in accordance with the 

Monocan Soil and Water Conservation District, as set out in the document ‘Land for 

Water’s Sake: Phase 1 in the Development of a Watershed Management Plan’, 

approved by the Goochland Board of Supervisors. Budgeting is needed for a trafficcalming, 

landscaped island triangle (or something like it) at the 3-way intersection at Rt. 

6 and 522; and, for excellent crossing walk features and lighting. 

Land Use – Residential 

We recommend that all future residential development be considered adaptable for a 

mix of single family, townhouse and cluster housing so that people of a variety of ages 

and differing income-levels will live in the village. Land Use – Public We recommend 

creation of new parks to accommodate the need for playing fields, the need for 

community green space, and the need for a public access to the James River. First, 

running north-south through the center of the village lies the Courthouse Creek 

watershed, which will become a pathway for non-motorized users. 

Second, we also recommend creating a park adjacent to this watershed, with adequate 

parking, on the county-owned land at the end of Salmon Lane. This park should have 

trees, benches, no-maintenance picnic tables, some playground equipment, and a 

covered area such as a gazebo. This park should be nature-friendly and a calming place 

to enjoy the outdoors or have a picnic. Along the bank of the James River, south of the 

railroad right-of-way, exists a field which we’ve identified as a candidate for a wateraccess 

park. Visitors could access this potential park by driving past Maidens’ post office 

and the existing small commercial businesses located by the post office. Because of the 

severe shortage of playing fields in the village and the courthouse, we recommend 

building playing fields on land near the western gateway to the Village. Ideally, fields for 

soccer, along with sufficient parking, could be created on land between the river and Rt 

6. To maximize the area available for fields, the design may not include the amenities 

included in the Courthouse Creek park at the end of Salmon Lane. 

Hidden Rock Park shall be included in the Village Boundary. It currently provides two 

lighted baseball and two lighted softball fields, one outdoor basketball court, walking 

paths, a playground, and an area atop the landfill designated for soccer. The Courthouse 

Creek watershed pathway should be developed along the watershed located on the 

eastern edge of Hidden Rock Park. The playing fields behind the old high school should 

remain playing fields for the community with lights added for nighttime use. 

Village Green – This is considered desirable as the center of the major commercial 

district, i.e., and the Fairgrounds property. Research the property at Irvin for a Park. 

Historic Seek historical protection for older buildings in and outside of the Village 

boundaries. Place all currently known historic sites on the GIS and develop site 

guidelines to protect, preserve, and enhance these locations when development of these 

properties may be pursued in the future. 


Spring, 2006 


Land Use – Commercial 

Commercial development shall be in scale and directed by a distinct set of design 

standards in order to guide the aesthetic quality of new development. Infill along the Rt. 

6 Gateway west into the Village should match the existing buildings, with sidewalks, 

close to the road. Materials and design should conform to the existing buildings and 

parking should be in the rear. This area would include the south side of Rt. 6 across from 

the Courthouse Commons. This area would seem appropriate for professional offices, 

services and retail shops. All new buildings, including food franchises, must conform to 

village architectural guidelines, setbacks, etc. for the specific commercial area in which 

they wish to locate. Exclude all industrial use in and adjacent to the Village Boundaries. 

Require clean up of sites within the boundary i.e. the equipment rental on the north side 

of Rt. 6 owned by Marsh Oil on the way into town on Rt. 6. Signage Disallow any type of 

neighborhood entrance or announcement signage. In keeping with the gateways to the 

Village itself, entrance into residential neighborhoods shall be designated with 

landscaped corridors and natural materials. 

Conclusion 

This draft of the Comprehensive Plan for the Courthouse Village includes a synthesis of 

perspectives and opinions expressed by residents of the Village, Goochland citizens 

residing beyond the Village, individuals with proposals for development, county 

authorities, and published authorities on the subject of developing a village. Every 

stakeholder has been considered. The resulting Plan’s value will lie in its dependability. 

Future needs will arise for interpreting the Plan under new conditions as well as for 

hearing requests for flexibility. Consequently, we recommend the establishment of a 

process requiring every applicant to meet with the Planning Director before submitting 

an application for rezoning or a site-plan for development. We want to be able to read 

and understand our long-range plan for growth and the decisions that are made by our 

representatives. Therefore, we want the County Comprehensive Plan to cross- reference 

applicable county ordinances and to be written in language that we can understand. We 

want the county to adopt the ordinances necessary to enforce the vision expressed in 

this Comprehensive Plan. 

Respectfully Submitted, 

Bill Haskins 

Cathy Haskins 

Eleanor Towers 

Tom Towers 

Claudia Lawton 

Dee Phillips 

Molly Lennarz 


Spring, 2006 


Appendix G: Selected References 

Bowles, Knight. Housing for our Citizens, Planning Commission of Goochland County: 

Goochland, 2006 

Duany, Andres et. al. Suburban Nation: The Rise of Sprawl and the Decline of the 

American Dream, North Point Press, New York, N.Y., 2001 

Goochland County. Goochland 2023: The Comprehensive Plan for Goochland County, 

Virginia, County of Goochland, March 4, 2003 

Goochland County. Buildings, Erosion and Sediment Control Zoning Subdivisions, 

Municipal Code Corporation: Tallahassee, FL, 1990 

Richmond Regional Planning District Commission. Richmond Area MPO 2000-2026 

Socioeconomic Data Report, RRPDC: Richmond, VA, 2003 

Richmond Regional Planning District Commission. Goochland County: Courthouse 

Village-Bicycle Plan Implementation Strategies, RRPDC: Richmond, VA, 2005 

Richmond Regional Planning District Commission. Goochland County Courthouse 

Village Square Assessment of Circulation and Associated Activities, RRPDC: 

Richmond, VA, 2001 

Richmond Regional Planning District Commission. Goochland County Courthouse 

Village Plan-Phase II, RRPDC: Richmond, VA, 2001 

Shelton, Bradley R., Centerville Village Plan: Goochland County, Virginia, Spring, 2004 

U.S. Bureau of the Census. Year 2000 Decennial Census, Washington, D.C.: U.S. 

Department of Commerce, 2000 

Virginia Commonwealth University. Brookland Park Boulevard Commercial Revitalization 

Plan 2005, VCU: Richmond, VA, 2005 

Virginia Department of Transportation. V.D.O.T. Daily Traffic Volume Estimates 

Including Vehicle Classification Estimates Jurisdiction Report 37: Goochland 

County, Richmond, VA 2002 

Virginia Employment Commission. County/City/State Population Projections, 

Charlottesville, VA: Commonwealth of Virginia, 2002 


Spring, 2006

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