Smyth County committee debates how to define and permit data centers in zoning ordinance

Smyth County staff on April 23 presented a draft data center ordinance that would separate facilities by scale and use zoning controls to manage siting, utilities and safety.

Assistant County Administrator–Development Clegg Williams proposed defining large-scale data centers as facilities above 40,000 square feet and using over 10 megawatts, while classifying smaller facilities below those thresholds as small-scale. Under the committee's amended approach, small-scale data centers would be allowed by right in industrially zoned districts; large-scale facilities would require a Special Use Permit in industrial zones; and data centers in commercial or agricultural/rural zones would require Special Use Permits. Staff outlined proposed requirements including decommissioning plans, site-plan details, setbacks, buffers, noise restrictions, energy and power-supply disclosures, and utility-usage reporting.

Planning Commissioner Lea Meadows and others asked whether data center water usage could affect nearby industries; staff said water and power demand information would be required from applicants. Commissioner Junior Davidson inquired about built-in fire-suppression and other safety mitigation; County Administrator Shawn Utt said such systems are typically included and staff could seek proffers where public-safety concerns exist.

Committee members requested staff draft amended ordinance language, consider proffers for public-safety concerns, and identify potential sites for visits before returning the item to the Joint Ordinance Committee. A referenced estimate from Wythe County that its data center project could generate $14 million to $16 million annually in local taxes was discussed as illustrative; the Board did not adopt any revenue assumptions or incentives at this meeting.

No formal vote to adopt ordinance language was recorded; staff will return with an amended draft.