Culpeper County ARB recommends certificate for Rabbit Run data center with landscaping and lighting conditions

At a Culpeper County Planning Commission Architectural Review Board meeting, members recommended approval of a certificate of appropriateness for the proposed Rabbit Run two-building data center campus, forwarding the application to the next stage of county review with conditions on landscaping and lighting.

The board’s action followed a staff overview and a presentation by the applicant. Neil (county staff) summarized that the application seeks a certificate of appropriateness under Article 30 of the zoning ordinance for a data-center campus at the James Madison Highway/Route 3 intersection in the Stevensburg Magisterial District. "The property zone ... is light industrial," Neil said during his overview, noting the project is at a third site-plan review stage.

Cody Mudd, project manager with Boaler Engineering, described the two-building campus and the measures the applicant is proposing to reduce visual impacts. "Youre not gonna see any of this mechanical equipment or loading docks or anything of that nature," Mudd said, explaining parapets and landscape buffering intended to conceal rooftop equipment and service areas. Mudd said the buildings are under the district height limit — roughly 60 to 61 feet compared with a 75-foot allowance — and are set well back from Germanna Highway, with about 20 to 30 feet from pavement to property line plus additional buffer for plantings.

Architectural consultant Michael Malone said the roof screening uses metal panels and louver systems to provide airflow while hiding equipment: "[It] allows visual screening as well as air movement to pass through that system," Malone said. Travis Frank, the landscape architect, described a mix of large and understory trees to create layered screening; he told the board trees would typically be planted around 10 to 12 feet tall and could reach mature heights from about 15 to 70 feet depending on species.

Board members raised site-specific concerns during an extended question-and-answer period. Members asked the applicant to show existing vegetation gaps on the site plan, verify sight-distance at the Rabbit Run entrance so trees do not impede visibility, and confirm whether any power-line easements would limit plantings; the applicant said there are no easements within the subject property boundary and that site-plan review will establish sight lines. A member also asked about generator noise and building orientation; the applicant said the campus uses a closed cooling system that requires spacing to dissipate heat, which informed the proposed orientation.

On lighting, a member noted a discrepancy between proposed pole heights and ordinance language. The applicant and staff agreed to reduce pole heights where possible; the board asked that pole heights be 25 feet in the approved materials and plans where the ordinance standard applies.

After discussion, board member Zegley moved to grant the certificate of appropriateness to Boaler Engineering for the data center campus under Article 30-3-2.1; a member proposed and the board accepted an amendment requiring the applicant to add a berm where topography allows, show gaps in existing perimeter trees on the plan, and set light poles at 25 feet where practicable. The motion was seconded and passed by voice vote; the chair said the board would "send it forward with a recommendation of approval."

The boards recommendation advances the project to subsequent county reviews and the site-plan process, where staff will verify sight lines, final landscaping and grading. The applicant indicated it will work to incorporate the requested berming and revised lighting specifications into the final site-plan submittal.

What happens next: the ARB recommendation will be included in the countys administrative review record as the applicant proceeds with final site-plan approval.