Plan Commission reviews ordinance to permit large data centers in CIS zoning with 200-acre threshold

The Plan Commission examined a proposed text amendment (PHA1-0426) to allow data centers as a permitted use in the commercial-industrial special (CIS) district, provided the combined parcel contains at least 200 acres. The amendment would add data centers to the CIS permitted-use table and include size and operational criteria for large facilities.

Commission discussion centered on how the text change would affect parcels already rezoned or subject to prior commitments. Commissioners asked whether previously rezoned parcels would be grandfathered; staff and legal advised that parcels with existing approvals are likely to remain subject to their recorded commitments but that the town attorney would provide definitive guidance. Michael Griffin confirmed the amendment changes the ordinance text, not the map, and that specific rezoning or PUD petitions remain necessary for sites that do not meet the acreage threshold.

Members raised concerns about noise and generator emissions for large facilities. A commissioner noted that noise standards in the town code would still apply and suggested revisiting noise and emissions provisions to ensure they adequately address data-center operations and above-ground emergency generators. The commission also discussed the difference between using the CIS permitted-use route (for sites meeting acreage and other parameters) versus requiring a PUD for smaller sites, giving the town more discretion on sites that fall short of the threshold.

No ordinance vote was taken. The commission asked the town attorney to prepare a numbered ordinance and to advise on the treatment of existing rezoned parcels and any needed changes to noise or emissions code language. The matter will return for a public hearing.

Next steps: legal review and drafting of ordinance language and possible noise/emissions code review ahead of the public hearing.