Columbia County approves first reading of new data‑center zoning amid public concerns over noise and water

Columbia County commissioners approved the first reading of a text amendment to Chapter 90 on Nov. 18 that would create a dedicated data‑center (DC) zoning classification and add new rules for allowed uses, lot and structure requirements, buffers, lighting and generators.

The motion for first reading of Ordinance No. 25‑07 was made at the meeting and passed; a second reading will be required for final adoption. The ordinance text, as presented, includes a 70‑decibel noise limit, a 500‑foot buffer adjacent to residential and agricultural properties (with limited options to reduce that buffer), prohibitions on drilling wells inside the data‑center district, and restrictions on generator testing and lighting.

County staff said the ordinance was developed after reviewing other jurisdictions’ codes and public input and described it as one of the more stringent models the county could reasonably adopt. The ordinance language would also establish specific lot and structure limits including maximum building heights and screening requirements.

Residents who spoke at length urged stricter protections. Sylvia Elam (4442 Oak Road) said the proposed 70‑decibel standard needed clearer measurement rules and warned that “70 decibels over a long amount of time … can, over time, lead to hearing damage” and could harm pollinators. Vin (Ben) Mueller (Pecan Road) cited other counties’ limits and urged a lower decibel threshold and greater setbacks, and asked for enforceable long‑term monitoring and a financial assurance for site restoration in the event of default.

Several residents also raised water concerns. A public commenter cited estimates including “4,000,000 gallons of water per day, per power generator” and an illustrative 6,000,000‑gallon figure for a 2,000‑acre site; county staff responded that Columbia County is permitted to produce roughly 54,000,000 gallons per day and that peak use is about 38,000,000 gallons per day, leaving current spare capacity. Staff also explained that a county zoning prohibition on wells would create a county zoning violation even if a state permit were obtained, noting the county can adopt rules more stringent than the state.

A developer‑industry speaker, Aaron Bilyeu of Cloverleaf Infrastructure, told commissioners that modern data‑center design commonly uses closed‑loop cooling and other mitigations to reduce water use, noise and light impacts and that such commitments can be incorporated into development agreements.

The ordinance passed first reading and will return for a second reading at a later meeting, when final adoption would be decided. Commissioners and staff said rezoning applications submitted after the ordinance is adopted would still require the normal planning commission review, property posting and public notifications.