Planners propose new zoning rules for data centers; board presses on power, water and generator testing

Andy (planning staff) presented proposed amendments to the York County zoning ordinance on March 4 to add a definition of “data center,” permit data centers by special‑use permit in specified industrial districts, and impose performance standards covering energy and water capacity, noise, setbacks, buffers, architectural treatment and decommissioning.

Key elements of the draft ordinance: utility letters and capacity proof—applicants must submit letters from electric and public‑water utilities to show sufficient capacity and proximity to substations and transmission lines; water wells are expressly prohibited for data centers (staff said the policy aims to avoid local aquifer impacts); water‑conservation measures and recycling systems are required where feasible.

Noise standards in the draft require an ambient sound study measured at night (11 p.m.–5 a.m.) and model predicted noise levels; data centers must not exceed the measured ambient noise or 55 decibels at the property boundary, whichever is greater. Staff proposed acoustic screening around exterior mechanical equipment. The draft also limits on‑site generator testing to a specified window (staff noted the code of Virginia references restrictions tied to ozone season), but several supervisors and the board’s outside commenters urged a more restrictive testing schedule (for example, once per week for a short period) to limit disturbance.

Setbacks proposed: 200 feet from property lines and 500 feet from any residential dwelling; perimeter buffers of at least 50 feet with a Type 50 transitional planting requirement (evergreens/shrubs) and preservation of mature trees where feasible. Architectural requirements include a 35–foot maximum building height unless the board grants an exception, façade treatment standards for long, visible walls and screening for dumpsters, meters and above‑ground equipment. Staff also proposed decommissioning plans to address hazardous materials, fuel and battery storage when a data center ceases operations.

Supervisors asked staff for additional clarifications, especially on how power transmission upgrades (for example, higher‑voltage lines) would be financed and whether utility upgrades could produce costs borne by residents. Supervisors also asked staff to consider whether profit‑driven growth of server capacity after initial approval should require a return to the board if utility load or site intensity increases materially. The planning commission recommended approval; staff will revise the draft for public hearing and return with any requested clarifications.