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Planning Commission recommends approval for Iron Mountain data center rezoning with added buffer and tree‑save conditions
Summary
The commission recommended approval of REZ2024‑00041 (VA‑89) to rezone ~18.9 acres within the Iron Mountain campus to M‑2 for a data center expansion, subject to proffers dated 05/16/2025 and additional conditions requiring supplemental plantings, consideration of removing a full access point to extend buffers, and tree‑save opportunities.
The Planning Commission voted May 28 to recommend approval of a rezoning request from Iron Mountain to rezone roughly 18.89 acres to M‑2 (light industrial) for a data‑center expansion at VA‑89 (Wellington Road), subject to proffers and additional conditions intended to increase screening and preserve trees.
Applicant counsel Jonelle Cameron described the proposal as part of Iron Mountain's existing campus and said the full project would include approximately 341,068 square feet of building area (some on land already zoned M‑2) with about 270,780 square feet located within the rezoning parcel (approximately a 0.35 FAR within the rezoning area). The firm proffered to install supplemental plantings along Wellington Road (117–62 ft variable planting band described in the application), 4 EV charging stations, and several equipment noise‑mitigation measures, including low‑noise fans, magnetic‑bearing compressors or acoustical wraps, and rooftop acoustical parapets on building faces toward Wellington Road.
County staff recommended approval while noting community‑design concerns, limited frontage screening in places because of existing utility easements, and proximity to Arcadia Run apartments across Wellington Road. Staff said the application avoids the RPA and provides about 48% open space, exceeding the plan's 30% open‑space recommendation.
During commissioner Q&A the applicant confirmed the building would tie to an on‑site substation with an estimated power demand of roughly 48 megawatts; county arborist Will Shoop advised that plantings inside utility easements require easement‑holder approval and that underground easements typically restrict plantings to grass only. Commissioners requested the applicant explore closing one full‑access point to extend the landscape buffer, examine opportunities for tree preservation where feasible, and provide post‑construction sound testing.
Commissioner Brown moved to recommend approval subject to the proffers dated 05/16/2025 and the additional conditions to pursue supplemental plantings within the utility easement/right‑of‑way, investigate removal of a full access to extend plantings and buffers, and pursue tree‑save opportunities; the motion was seconded and carried on roll call.
The commission's recommendation will be transmitted to the Board of County Supervisors for final action. Staff and applicant agreed to continue coordination with utility companies, VDOT and county departments on plantings and the exact placement of buffers where easements exist.
Outcome and next steps: Planning Commission recommended approval of REZ2024‑00041 (VA‑89) with added conditions; staff will forward the proffers and the commission's recommendation to the Board of County Supervisors for consideration.
