Nelson County draft adds adaptive‑reuse incentives and tightens proposed data‑center rules

Berkley Group consultant Cecile Gaines told the joint session that the draft ordinance adds an adaptive‑reuse pathway to encourage redevelopment of existing structures. The rules would require retention and substantial reuse of original buildings, allow up to 40% additions to original floor area, permit accessory buildings if compatible, and offer incentives including keeping nonconformities and providing up to a 60% additional building footprint or floor area where projects include affordable housing or certified green building features.

Gaines also described a new 'resort' use category to consolidate multi‑component special‑use permits (for example, a venue plus campground plus restaurant) into a single SUP to streamline review. The goal is to allow the Board to tailor conditions across a complex project rather than issue multiple separate permits.

On data centers, the draft restricts siting and design: viewshed analysis would increase from 1,000 to 1,500 feet; setbacks would grow (proposed 200 feet), air‑cooled systems are encouraged over water‑cooled systems, and applications must demonstrate access to existing transmission or power stations (the draft would prohibit construction of new offsite transmission lines to serve a data center). The draft also calls for utility approval as part of the application and annual noise testing to monitor impacts. Members expressed concern that strict siting requirements could deter data centers, while others supported safeguards to protect water and viewsheds.

The Board and Commission did not adopt final language but asked staff and Berkley Group to refine incentive monitoring, SUP criteria for resorts, and the specific technical thresholds for data centers before the next joint session and public engagement.