Planning commission approves new 'Data Center' zoning district after hours of public comment

Columbia County Planning Commission on Monday approved a text amendment to create a Data Center (DC) zoning district in Chapter 90 of the county code, adopting rules on allowed uses, buffers, noise limits and utility verifications after a lengthy presentation and public comment period.

Planning staff described the new district as a narrowly tailored classification for data centers, research facilities and certain utilities. Will, a county planner, said the ordinance sets a 2-acre minimum lot size, allows a maximum building height of 75 feet in limited circumstances, and establishes use provisions and accessory uses such as employee-only day care and on-site solar. "We have a 70 decibel sound at the property line for this," Will said, and the ordinance requires a sound study at design and prior to certificate-of-occupancy to show compliance.

The draft also sets buffering rules: a standard 250-foot buffer around sites, rising to 500 feet where adjacent to residential uses. Staff said buffers can be reduced with additional screening and berms, and the ordinance requires photometric plans, restrictions on lighting spill, screening for mechanical equipment and substations, and a requirement that applicants provide a utility 'will-serve' letter.

Residents and local environmental advocates urged stricter limits. Marlena Bergeron, a Sierra Club member, told commissioners the county should "value community over computers" and pressed for larger buffers, closed-loop cooling and stronger protections for streams and water supplies. "Power supply should be paid for by the data center, not passed on to consumers," she said. Several speakers raised concerns about the 70-decibel limit, potential generator noise, water consumption, tree clearing and enforcement of standards.

Some residents questioned whether the rules would apply to projects already permitted under other zoning. In response, staff clarified the text amendment applies to future projects; existing developments approved under S1 or other classifications would not be retroactively regulated under DC unless separately rezoned.

A representative from a data-center developer said modern design can mitigate many concerns. Aaron Bilyeu, who said he works for a firm that develops data centers, said his company advocates closed-loop cooling and dark-sky lighting practices and described the draft as largely consistent with best practices.

After public comment and brief discussion, a commissioner moved to approve the ordinance with changes addressing generator testing; the motion carried. The Planning Commission’s recommendation will go to the Columbia County Board of Commissioners for final action on Nov. 18, 2025.

What happens next: The Board of Commissioners will hold public hearings on the proposed text amendment. If approved by the Board, properties would still need to go through the standard rezoning and site-plan review process to be developed as data centers.