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Newton County staff outlines draft data‑center rules covering lot size, buffers, utility verification and noise limits
Summary
Staff briefed commissioners on a draft UDO section for data centers proposing a 300‑acre minimum lot size, 1,000‑ft buffer from residential uses, 100‑ft buffer yards, requirement to be within 1,000 ft of adequate infrastructure and 60/50 dB noise limits; commissioners asked staff to map eligible sites and refine enforceability.
County staff presented a working draft for a new UDO section (proposed 510205) that would set use standards for data centers, focusing on siting, utility impacts and environmental controls.
Stephanie said the current UDO provides little guidance for data centers outside of the Stanton Springs Business Park District, so the draft would create a standalone section covering minimum lot size, separation from residential areas, buffers, infrastructure proximity, noise, vibration, heat and waste handling. The working draft discussed a minimum lot size of about 300 acres, a minimum separation of 1,000 feet from residential districts or residential uses, a 100‑foot buffer yard where required, and a location requirement that data centers be within 1,000 feet of adequate public infrastructure (electricity, water, wastewater, fiber). Noise limits were described as roughly 60 dB from 8:00 a.m. to 5:00 p.m. and 50 dB from 5:00 p.m. to 8:00 a.m.
Stephanie said applicants would have to provide written verification from utility providers showing calculated consumption and confirmation that infrastructure is sized to handle the project. If infrastructure upgrades are needed, the draft contemplates that applicants may be required to contribute funds or capacity improvements. The draft also includes provisions prohibiting evaporative (water‑intensive) cooling where feasible, favoring closed‑loop or air‑cooled systems, restrictions on perceptible vibration beyond property lines, requirements to prevent heat impacts to adjoining properties, and electronic‑waste disposal standards.
Commissioner Mason asked whether development services has identified undeveloped parcels that would meet the proposed 1,000‑ft residential separation and requested staff mapping of potentially eligible sites; staff said it would follow up to verify land availability and whether the 1,000‑ft metric is appropriate. Commissioners discussed the possibility of creating a technology center or special district (for example, using Stanton Springs) and how district‑level rules would interact with the new use standards.
No formal action was taken; staff said the draft is preliminary and will be refined with development services and legal counsel before any public hearing or ordinance reading.
