Planning commission backs zoning text amendment that adds performance rules for data centers, seeks follow-up study

The Albemarle County Planning Commission on Feb. 25 recommended approval of a zoning-text amendment that adds specific review standards for data centers and directs staff to undertake a broader study of impacts.

The change: The text amendment (ZTA 2024-2) establishes thresholds and limited performance requirements for data centers. Key features include allowing accessory or smaller data-center operations by right in appropriate districts, a 40,000-square-foot threshold above which data centers would require special-use permits, and interim performance standards (noise limits, setbacks and controls for emergency generators and equipment screening). The ordinance retains standard district height and setback rules and requires by special-use review for large facilities to evaluate site-specific impacts.

Why now: County staff said the amendment is a two-phase approach. Phase 1 gives the county tools to review applications quickly and mitigate local impacts while a more comprehensive Phase 2 study examines broad operational, energy, stormwater and compatibility issues. Staff told the commission the legislature and neighboring jurisdictions have been amending regulations recently and the county wanted an initial ordinance in place while it completes the deeper study.

Commission discussion: Commissioners discussed the 40,000-square-foot threshold and whether the ordinance should expressly prevent multiple smaller accessory data centers on the same site from cumulatively exceeding the cap. Staff agreed to clarify the language so the aggregate on a lot would be considered. Commissioners asked about anticipated local sites, visual impacts from windowless facilities, and sound (particularly generator noise and low-frequency hum). Staff said proposed rules require setback buffers (200 feet to property lines, 500 feet to rural-zoned parcels) and require generators to be enclosed or attenuated; staff added that the phase-two study will revisit setbacks, equipment screening and on-site energy/utility impacts.

Vote: The commission voted unanimously to recommend approval. Roll call: Peter Missal — aye; Cristian Carrizano — aye; Miss Firehawk — aye; Christian Murray — aye; David Bivens — aye; Mark Moore — aye. Staff said the commission’s clarifications (aggregate square-footage limits and stronger accessory-use limits) will be incorporated in materials presented to the Board of Supervisors.

Nut graf: The commission endorsed a measured, two-step regulatory approach — adopt limited performance standards now to enable review of near-term proposals and commission a deeper Phase 2 study to develop stricter measures on setbacks, energy demands and noise mitigation for large facilities.

Ending: The Planning Commission’s recommendation will be forwarded to the Board of Supervisors for final consideration. Staff will clarify language on cumulative square footage and will begin the Phase 2 analysis and jurisdictional comparisons.

Quotes

"We've decided to include a limited first step so we have regulations in place quickly while we do a more comprehensive Phase 2," Bill Fritz, Community Development, summarizing staff’s two-phase approach.

Actions

Motion: "Recommend approval of ZTA 2024-2 (Data Centers) as drafted, with drafting clarifications to ensure aggregate square footage on a lot is counted and certain accessory-use criteria are not waivable by special exception." (planning-commission recommendation to the Board of Supervisors.)

Vote record: Peter Missal — yes; Cristian Carrizano — yes; Miss Firehawk — yes; Christian Murray — yes; David Bivens — yes; Mark Moore — yes.

Outcome: recommended approval; staff to incorporate clarifications and continue Phase 2 study.