The Columbia Planning and Zoning Commission on Oct. 9 recommended approval of a request to rezone 63.11 acres at 3815 Hinkson Creek Road from agricultural to industrial general (IG), a vote that passed 7–2.

Why it matters: the tract sits adjacent to the Paris Road/Route B corridor and state highways that are already zoned for industrial uses; rezoning would make the parcel legally suitable for a broad set of commercial and light‑industrial uses. Public commenters, however, focused on a particular potential use — a data center — and urged the city to require stronger safeguards given possible high electrical and water demand and other local impacts.

What staff told the commission
Planning staff described the site and context: the full parcel is 63.11 acres, but roughly 20.55 acres in the southern portion lie in FEMA‑mapped floodplain and will remain agricultural in practice; the developable portion fronts Paris Road and has been identified by staff as more consistent with employment and industrial uses along the corridor.
Staff noted regulatory encumbrances: a FEMA floodplain and a regulatory stream buffer (Type‑1 stream buffer) impose development limits (200‑foot total buffer where applicable) and will shape where buildings can be sited. Staff also called attention to the applicable use‑specific standards for light industrial uses (standards that prohibit harmful discharges and activities that are “dangerous, obnoxious or offensive,” and which mention potential impacts such as noise, fumes, lights and waste).

Public comment and concerns
Several nearby landowners and residents spoke in opposition or asked for more information. James Gordon, who said he had spoken with the property owner, told the commission that the owner had discussed pursuing a data center and “specifically mentioned NVIDIA and Oracle” as part of broader plans; Mr. Gordon urged caution and asked for details about mitigation and utility impacts.
Other speakers raised practical concerns about stormwater drainage and the possibility that industrial development could increase pollutant loads to Hinkson Creek. Farmers and adjacent residents reported prior episodes of construction debris or foam in the creek near existing industrial sites and asked the commission to require more environmental detail before approving industrial zoning.

Staff and commission response
Staff said a zoning decision concerns the appropriate range of allowable uses on a parcel, not approval of a particular project. If development proposals later come forward, they will require planning review, permitting, stormwater control plans and, where applicable, traffic impact assessments and utility capacity analysis. Staff also noted the Paris Road corridor already contains substantial industrial zoning and that the parcel has full access to Paris, which connects quickly to Highway 63 and I‑70.
Commissioners asked whether a data center would be classified under light industrial; staff said such a use would likely fall under light industrial, which requires most operations to be interior and subjects projects to site‑level review of utility adequacy and environmental protections. Several commissioners urged that council and staff study data‑center‑specific impacts (power, water and waste) if that use becomes likely.

Vote and next steps
Motion: Commissioner Gray moved to recommend approval of rezoning 63.11 acres from agricultural to IG; Commissioner Stanton seconded. Roll call: motion carried 7–2 (Commissioners Stockton and Wilson voted no). The commission’s recommendation will be forwarded to City Council for final action and any later project proposals would come through the city’s standard site‑plan and permitting review.

Clarifying details
- Rezoning request: 63.11 acres from A (agricultural) to IG (industrial general).
- Floodplain: staff said roughly 20.55 acres on the southern portion lie in FEMA‑mapped floodplain and that encumbrances will limit developable area.
- Proximity: staff noted the parcel has full access to Paris Road and is more than 800 feet from the nearest dwellings at the parcel perimeter in one measurement.
- Buffers: a Type‑1 stream buffer (200 total feet counts of inner/outer components) would apply where the site abuts regulated streams.

Ending
Commissioners split 7–2 in favor of rezoning to IG. The discussion highlighted divergent priorities: planners and some commissioners prioritized corridor continuity and economic development land supply; neighbors prioritized environmental protection, stormwater and utility impacts. If a developer proposes a data center or other heavy user, those project‑specific impacts will be evaluated through required site planning, permitting and utility capacity review.