The Provo Planning Commission unanimously recommended two related changes on Sept. 10: first, to remove data centers as permitted or conditional uses in the city’s zoning map; second, to adopt a new data‑center overlay and related policy standards that would require any prospective data center to seek a rezone for an overlay and to submit detailed environmental, energy and water usage plans for review by staff, UMPA (the municipal power agency) and elected officials.

Why it matters: Data centers can have substantial electricity and, in some cooling systems, water demands; commissioners and staff framed the overlay as a way to make prospective data‑center proposals subject to public scrutiny and to require applicants to demonstrate mitigation strategies before the city grants a site‑specific overlay. Planning staff said the overlay will apply to commercial and light industrial zones where such uses could be reasonably sited, but not to single‑family residential areas.

Key features: The draft overlay ties in the city’s ability to review and restrict uses at several points. It would:
- Require a rezone to a data‑center overlay for any new data center in mapped zones, giving the public, the commission and City Council a formal chance to review applications.
- Use size tiers for energy and water review: for example, the city and UMPA use a 50‑megawatt threshold at which applicants must demonstrate on‑site generation and related interconnection plans.
- Require a full environmental review including energy‑efficiency and renewable‑energy options, air‑quality mitigation and emissions credits where applicable, and an e‑waste/end‑of‑life plan for equipment.

Planning staff and UMPA representatives told the commission that requiring site‑by‑site rezones avoids locking in broad permissions that could allow high‑impact facilities in locations the city later determines to be unsuitable. Hannah (planning staff) summarized the approach: the overlay “adds a layer of public scrutiny and also council and planning commission discretion” and “puts a burden of reporting on the data center applicant to prove why they belong in Provo, why the benefits they bring offset the environmental costs.”

Public comment: A Provo resident, Jennifer Griffin, urged broad restrictions on data centers because of water and energy concerns: “Anything that we can do to restrict data centers in Provo would be amazing considering their all of the usage of water and energy,” she said. Commissioners, staff and members of the public also discussed the range of available cooling technologies and the tradeoffs between water use and electricity consumption.

Action and next steps: The commission voted unanimously to forward both the ordinance removal (item 3) and the proposed overlay and policy package (item 4) to City Council with a recommendation of approval. Staff told commissioners they will continue coordination with UMPA/Provo Power, public works and council staff to define benchmarks and to consider whether applications above a certain size should pay for independent technical review funded by the applicant.

Context and limits: Staff noted that technology changes quickly and that benchmarks should be updated; commissioners asked staff to consider required comparative data or industry benchmarks so non‑specialist elected and appointed officials can evaluate proposed mitigation plans. UMPA will review electrical interconnection, performance bonds and tariff questions; public works will review water availability and infrastructure impacts. The overlay does not itself approve any individual data‑center project; it requires a site‑specific rezone and environmental review before construction permits can be issued.