Commission defers Dahlgren Innovation Hub rezoning and special exceptions to July 8 after technical questions on water, generators and emissions
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Summary
The planning commission opened public hearings for a multi‑parcel Dahlgren data‑center proposal including rezoning, a comp‑plan amendment and special exceptions. Commissioners and the public discussed water usage, cooling strategy, standby generator emissions, traffic and stormwater; the applicant asked for time and the commission deferred all Dahlgren items to July 8 for additional technical submissions.
The Planning Commission opened three linked public hearings for the Dahlgren Innovation Hub, a proposed data‑center campus on the west side of Route 301 that would involve rezoning roughly 479 acres to industrial, an amendment to the comprehensive plan to add parcel 17‑24 to the Claydale primary settlement area, and multiple special exceptions (including a request to allow building heights above 50 feet and additional wall/fence heights to screen outdoor equipment).
Applicant representatives described a master development plan with proffered 250‑foot setbacks, at least 40% open space, a community trail, traffic mitigation already reviewed by VDOT, and proffers including on‑time cash contributions (proffered at building permit), a $3 million public‑safety contribution (including potential ladder truck funding), $1 million to parks and recreation, and $500,000 for workforce development. The team also noted an existing water‑tower and an underground water line that connects to the county system, which the applicant said could be studied and brought online in coordination with the service authority.
Commissioners’ technical concerns focused on water and cooling (whether data centers would rely on air‑cooled equipment or require process/cooling water), standby generation and air emissions (particulate and diesel emissions from large generator arrays), and traffic/turning movements at proposed driveways. The applicant said the intended design is for air‑cooled servers and that county zoning and prior zoning determinations restrict use of county water for cooling beyond domestic (potable) uses; the applicant also said it would pay for any necessary extensions. On standby power, engineers explained that DEQ permits regulate generator emissions and that industry practice limits monthly generator testing to short intervals; commissioners requested concentric particulate‑dispersion modeling and prevailing‑wind analysis so impacts could be assessed.
VDOT reviewed the traffic study and told the commission signal warrants were not met for the proposed driveways; the applicant proffered access improvements and accepted two entrances along the corridor. Stormwater concepts were shown (multiple ponds and underground detention where space is limited), and applicants said final engineering would confirm pond locations and sizing.
Given outstanding technical questions and the applicant’s request to provide additional materials, the commission voted to defer each Dahlgren application to the July 8, 2025 meeting so staff and the applicant can provide the requested water‑service, emission/particulate and stormwater engineering details.
What’s next: Applicant to supply the service authority coordination on water, DEQ‑level generator/emission modeling or permit information, prevailing‑wind analyses and stormwater engineering details for review prior to the July 8 hearing.
