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Orange County adopts Technology District zoning with strict conditions for data centers
Summary
After a lengthy public hearing and amendments, the Orange County Board of Supervisors approved a new Technology (T) zoning district that requires special-use permits for data centers and on-site primary power generation, adds water- and noise-related standards, and sets several new setbacks and reporting rules.
The Orange County Board of Supervisors voted 5–0 to adopt a Technology District zoning text amendment (ZTA 25-02) and a package of board amendments intended to give the county stricter controls over data center development.
The ordinance establishes a floating Technology District as a framework for rezoning requests and requires a special-use permit (SUP) for data centers and any on-site primary power generation. Michelle Meiksel, director of development services, told the board the draft adds “detailed requirements for exterior façade and roof treatments, a view shed analysis…water management system, closed loop system, and recycled water only,” and that the text reflects planning-commission recommendations including a general concept plan and quarterly utility reporting for large facilities.
The measure grew out of a multi‑month review and a desire to move away from treating large computing facilities as by‑right industrial uses. Supervisors said the SUP process and new standards will let the county attach site‑specific conditions. “All it does is set a framework,” Chairman Johnson told the room, adding that the ordinance does not itself approve a project but creates the rules an applicant would meet.
Public commenters were sharply divided. Industry and technical speakers urged careful, workable rules and offered to help with technical details; residents and environmental groups raised concerns about water use, diesel backup emissions, noise, decommissioning, cumulative impacts and the use of a floating (unmapped) zone. Russ Tice, a retired data-center professional, warned of energy and e‑waste issues; the Piedmont Environmental Council urged guardrails and routing toward existing transmission corridors.
In response to public concerns, the board approved a set of six amendments before the main vote. The changes included: (1) clarifying that fenestration details may be determined through the SUP; (2) refining setbacks for the Rapidan River and perennial streams; (3) making setbacks from state or federally designated historic districts subject to SUP consideration; (4) directing that setbacks from Orange County public school buildings with students be 1,000 feet; and (5) striking duplicative text and adjusting reporting language. Supervisor Hale moved the adoption with Supervisor Van Hoven seconding; the ordinance passed on a roll-call vote, 5–0.
The board and staff said the new rules are intended to protect rural character and natural resources while giving the county tools to negotiate proffers and permit conditions if a project seeks rezoning or an SUP. Meiksel noted the planning commission also included a quarterly electric and water usage reporting requirement for data centers in the draft language.
Next steps: the Technology District is now part of the county code as amended; any developer seeking to site a data center will need to apply for rezoning and an SUP and proceed through public hearings and site‑specific review. The board and staff indicated further tweaks are possible as the county gains experience with the new standards.
