Kingsport adopts measured zoning rules for data centers and cryptocurrency mining, requiring buffers and sound studies

The Kingsport Board of Mayor and Aldermen on Jan. 20 adopted a zoning-text amendment establishing where data centers and cryptocurrency‑mining operations may locate within the city and the standards they must meet.

Planning Manager Ken Williams told the board the amendment creates definitions for "data center" and "cryptocurrency mining," requires a 100‑foot setback from property lines for principal uses and a 500‑foot buffer from any residential zone or use, and directs approvals through the Board of Zoning Appeals as a special exception. Staff included parking minimums, and three required sound studies: a preliminary study with a special‑exception application, a study during permitting, and a six‑month as‑built study to confirm sound levels (60 dB or less at the property line in worst‑case modeling).

Williams said staff began research in September, used GIS spatial analysis to identify suitable M2 industrial parcels at least one acre in size and separated by the proposed buffers, and presented a map highlighting the Riverport Road area as a major concentration of eligible parcels. He said the goal was to protect residents while offering a realistic pathway for industrial uses.

During the business meeting aldermen generally supported the "measured approach." One resident had used public comment time earlier to urge caution about noise, electricity and water consumption from data centers; board members noted the ordinance does not grant automatic approval to any applicant and reiterated that special‑exception cases include public hearings and notice requirements. The planning commission had forwarded a positive recommendation.

The board adopted the ordinance by voice vote (6–0). City staff said the ordinance may be revisited as technology and mitigation measures evolve.