Carroll County planners outline draft zoning to limit data centers to industrial areas; public raises water, power and noise concerns

The Carroll County Planning Commission and Board of Supervisors held a joint meeting June 22 to review proposed comprehensive-plan amendments and a draft zoning ordinance aimed at giving the county more control over large commercial uses, including AI-scale data centers, solar farms and retail marijuana.

Planning commission member Mr. Garvin told the board the commission has worked about 2½ years on the draft and presented a package that would permit data centers only in limited industrial zones and require a conditional-use permit for each facility. "Data centers would be permitted in the industrial zone with a conditional use permit," Garvin said, outlining requirements that applicants address hours of operation, access, protection of surface and groundwater, electrical, sewer and water capacity, lighting and shielding, sound limitations and decommissioning plans.

County adviser Mr. Durbin explained the legal framework under which the county is operating, noting Virginia’s Dillon Rule and citing Code §15.2-2232 for planning review of public utilities. He said that where required infrastructure already exists, private facilities built to comply with the building code can proceed "by right" without discretionary approval. "Without zoning, there's very little that we can do if someone wants to develop a data center," Durbin said, describing 2232 review as a limited tool that applies primarily to public facilities or extensions of public utilities.

Board members and residents pressed officials for specifics on power and water. A resident asked whether existing substations (Senior Road, Exit 19, Wildwood) could be upgraded without Planning Commission review; Durbin said upgrades may or may not trigger 2232 depending on the scope, and significant new substations or line extensions generally do come before the commission. County staff explained that electric utilities such as AEP perform their own engineering analyses and that available capacity is typically allocated on a first-come, first-served basis when developers pay up-front deposits to secure service.

Speakers also asked whether a data center could be shut down during drought conditions. County staff said it depends on the data center’s water source; if connected to the PSA, curtailment would be subject to PSA policies and could be handled via contract provisions with a large user.

Several residents urged public education and time to study the draft. "Informational sessions, I think, are going to be key for the community," said a local resident who said the presentations had changed his opinion after learning more. Speakers raised additional concerns about non-disclosure agreements (NDAs) developers sometimes seek in early negotiations, and whether the county could or should adopt a moratorium while the ordinance is finalized. Durbin and the county solicitor said Virginia case law and state rules limit local authority to impose broad moratoria on industrial building permits and that NDAs are sometimes used in early discussions but negotiated agreements receive public hearings before a final approval.

Board members said the draft zoning would give Carroll County a discretionary review: a conditional-use process would require applicants to supply details about power, water and mitigation measures and would let the board approve or deny particular projects. "It gives you a say," Garvin said. Officials repeatedly emphasized that adoption would require publication, public hearings and opportunities for the public to review maps and the draft ordinance.

The Planning Commission said it is ready to present the draft for additional community feedback and that the commission expects to post the ordinance on the county website when it is ready. The board and commission agreed to hold multiple educational sessions and to schedule formal public hearings before any vote.

The meeting concluded with board members thanking the public and the planning commission for their work and confirming that no zoning change would be adopted without the required notices and hearings.

Looking ahead, the county plans additional informational meetings, posting of the draft ordinance online and formal public hearings before any adoption vote.