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Tippecanoe APC approves temporary data-center rules after public objections
Summary
The Area Plan Commission voted to advance a zoning amendment that creates definitions and limits for "data centers," adding a one-year sunset clause after residents raised concerns about water, light and electric impacts.
The Tippecanoe County Area Plan Commission on Oct. 15 approved an amendment to the Unified Zoning Ordinance that defines “data centers” and “large data centers,” restricts large facilities to I-2 zoning with special-exception review and adds a one-year sunset clause for the change.
The ordinance committee initially recommended adding a one-year sunset to give staff time to write a fuller rule set. Staff opposed the sunset in their recommendation but the full commission voted to include the clause, citing the need for additional study.
The amendment creates two definitions: a data center as a facility of 10,000 square feet or less and a large data center as anything over 10,000 square feet. Under the new language data centers under 10,000 square feet would be allowed in several commercial districts and I-3 by right; large data centers would be allowed only in I-2 with a Board of Zoning Appeals (special-exception) hearing and subject to industrial performance standards under the UZO. The staff report noted the threshold choice was in part to avoid making existing local facilities nonconforming (staff said one existing facility was about 7,200 square feet).
Members of the public urged stricter limits or an outright ban. “These massive facilities do not provide a large number of new jobs. They do not benefit the people or the local communities,” said Stephanie Durr, who identified herself as a resident. Dr. Shane Wall warned of “deleterious environmental impacts and detrimental public health impacts,” including effects on water pressure and light pollution. Small-business owner Zachary Grove urged a moratorium, citing rising electric bills he attributed to data-center load.
Commissioners and staff repeatedly said they lacked firm technical answers on water-use and electricity impacts and that the ordinance is intended to insert a review process and buy time for more study. Amanda (APC staff) told the commission that the smaller threshold was set to avoid making an existing community-serving facility nonconforming and asked the commission to decide whether 10,000 square feet was the proper cut-off.
After discussion the commission voted to add the one-year sunset clause and then approved the amended ordinance language. The clerk reported 15 ballots cast in favor of the amendment. The APC will revisit the rules during the coming year and may propose edits based on additional research.
The action changes the county’s zoning approach to data centers by requiring additional public hearings and special-exception review for large facilities, while allowing smaller facilities in more zones by right.
