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What is the purpose of the Data Center Ordinance Review?
Albemarle County is reviewing and updating its zoning rules to ensure any future data centers are built in appropriate locations, follow clear design standards, address environmental impacts, and are compatible with the surrounding community.
What is a data center?
A data center is an industrial facility that houses computer systems and related equipment used to store, process, and manage digital information. These centers support everything from cloud storage and websites to financial transactions and streaming services. They require reliable power, cooling systems, and internet connectivity to operate efficiently and securely.
Are data centers currently allowed in the County?
Yes. Data centers up to 40,000 square feet are allowed by-right in industrial zoning districts. Larger facilities require a special use permit. Data centers have been permitted under the County’s zoning rules for more than a decade, and the County is now considering additional regulations. Determining appropriate size limits for larger facilities is part of the ongoing ordinance development process.
What does it mean if a development is by-right?
A “by-right” use is allowed under the County’s current zoning rules and does not require special approval from the Board of Supervisors. If a proposed project meets all applicable zoning and development standards, it can move forward through the standard permitting process.
What is an overlay district?
An overlay district is a zoning tool that places additional rules on top of the existing zoning for a specific area. These rules are used to address unique conditions or goals, such as protecting scenic views or managing development near an airport. Examples in Albemarle County include the Airport Overlay District and the Entrance Corridor Overlay District, both described in Section 30 of the County Code.
What is the economic benefit of allowing data centers in Albemarle County?
If developed, data centers could add significantly to the County’s commercial tax base. A stronger commercial tax base can help fund public services and infrastructure while potentially reducing the County’s reliance on residential property taxes.
How is the County researching best practices and the impacts of data centers to inform the ordinance
County staff are studying how data centers have been regulated and received in other parts of Virginia. This includes direct outreach to other localities to learn from their experiences with zoning, environmental standards, and community engagement. Staff are also reviewing reports such as the Joint Legislative Audit and Review Commission’s (JLARC) study on data centers in Virginia to better understand economic and infrastructure impacts.
What are the proposed size limits for data centers?
Currently, data centers up to 40,000 square feet are allowed by-right in industrial areas. The County is considering setting a maximum size for larger data centers, possibly between 125,000 and 500,000 square feet. For comparison, 125,000 square feet is about the size of a large grocery store or a typical high school building. A 500,000 square foot facility would be similar in size to a major distribution center or several big-box stores combined. Determining appropriate size limits for larger facilities is part of the ongoing ordinance development process.
Will data centers impact water and electricity usage?
Data centers can use large amounts of water for cooling. The County currently requires closed-loop systems that recycle water rather than using it once and discharging it. These systems significantly reduce overall water consumption and environmental impact. Data centers will also not be allowed to use groundwater. While the County does not have the authority to regulate power consumption or grid capacity, coordination with utility providers will be important to ensure that the infrastructure can support future demand. The County is actively researching water consumption information and coordinating with the Rivanna Water and Sewer Authority and Albemarle County Service Authority to ensure that the water supply is adequately protected.
What about generator noise and emissions?
Because data centers operate 24/7, they rely on backup generators to keep running during power outages. The County currently regulates the days and hours generators can run for maintenance and limits the noise from generators associated with data centers by requiring specialized enclosures. The County is considering new rules that would require these generators to meet EPA Tier 4 low-emission standards, limit when they can run for maintenance, and ensure that they are placed within landscaped areas to help reduce noise. These measures are meant to minimize both air and noise pollution for nearby residents and businesses.
Are height or lighting regulations being considered?
Data centers must follow the County’s existing height and lighting rules, which help protect nearby properties and preserve the rural and scenic character of the area. The County is also considering additional standards for data centers, including building design standards and enhanced landscaping requirements.
How is the County coordinating internally on the data center ordinance?
This review is a cross-departmental effort that includes input and representation from several County departments and offices. Staff from Community Development, Economic Development, Finance and Budget, Communications and Public Engagement, Climate Action, and the County Attorney’s Office are working together to ensure that any new regulations are well-informed, balanced, and aligned with broader County priorities.
How can the public get involved?
Residents are encouraged to visit the Engage Albemarle website to learn more, ask questions, and share feedback on the draft ordinance. There are also opportunities to attend public meetings, tentatively scheduled for:
- August 6 – Board of Supervisors work session
- September 23 – Planning Commission public hearing
- November 19 – Board of Supervisors public hearing
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