The Jefferson Review

Planning and Zoning Advances Data Center Regulations

Commission unanimously recommends new regulations for data centers in unincorporated Jefferson County following extensive discussion and public input.

By The Jefferson Review Team

After more than two hours of presentations, debate, and public comment, the Jefferson County Planning and Zoning Commission voted unanimously to recommend a new regulatory framework for data centers in unincorporated areas of the county.

The proposed regulations would amend the county’s Unified Development Order (UDO) to specifically address the development, environmental impact, and operational standards of large-scale data centers. The commission’s recommendation now moves to the Jefferson County Council for final consideration.

Planning officials emphasized that the hearing was not about approving any specific data center project. Instead, the goal was to establish rules governing how such facilities could operate if proposed in the future.

Currently, data centers are not specifically regulated in Jefferson County’s unincorporated areas. Planning staff told commissioners the proposed amendments were designed to provide a proactive framework to address potential environmental, infrastructure, and community impacts if such projects are proposed in the future.

Key Elements of the Proposed Regulations

The proposed ordinance would classify data centers as permitted uses within planned business park and planned industrial zoning districts, but only through an approved development plan that requires public hearings and review by both the Planning and Zoning Commission and the County Council.

Planning staff outlined a comprehensive list of standards included in the proposed rules, covering everything from environmental analysis to noise limits and infrastructure protections.

Among the key provisions discussed during the meeting:

• Mandatory environmental and community impact analyses prepared by licensed engineers.
• Strict noise limits, including controls on low-frequency “hum” often associated with large mechanical equipment.
• Requirements for dark-sky compliant lighting and limited nighttime illumination.
• Buffer zones and landscaping requirements to screen facilities from nearby residential areas.
• Renewable energy targets requiring facilities to reach 40% renewable power at opening and 60% within five years.
• Public water and sewer requirements, preventing facilities from relying on wells or septic systems.
• Stormwater management systems designed to prevent runoff increases after development.

Commissioners also spent significant time discussing how the county would enforce compliance if facilities are built. The proposal includes ongoing monitoring requirements and the ability for the county to require third-party inspections paid for by the facility operator.

Commissioners Make Amendments

Throughout the meeting, commissioners proposed and approved several changes to the draft regulations.

Among the amendments adopted during the hearing:

• Removing references to school district budgets from required impact analyses.
• Setting a uniform 500-foot setback from residential properties.
• Limiting data center building height to 50 feet, with an additional 10-foot parapet allowed for rooftop equipment screening.
• Allowing simultaneous testing of backup generators instead of requiring individual testing.

Commissioners said the changes were intended to balance protections for nearby residents with the need to maintain feasible development standards.

Public Comment Raises Concerns

During public comment, several residents and speakers urged commissioners to strengthen the proposal further, including increasing setbacks and adding stronger penalties for violations.

One speaker referenced other communities that have increased setbacks as they gained experience with data centers.

Another speaker criticized the draft regulations and encouraged the commission to consider a separate community benefits framework that would require developers to provide additional protections and compensation for nearby residents.

Other speakers thanked the commission and staff for the time spent researching the issue and developing the proposed ordinance.

Next Steps

Following public comment and final discussion, the Planning and Zoning Commission voted unanimously to recommend approval of the regulatory amendments with the changes made during the meeting.

The proposal will now move to the Jefferson County Council, which will make the final decision on whether to adopt the new data center regulations.

If approved, Jefferson County would join a growing number of communities nationwide establishing detailed rules governing the development and operation of large-scale data centers.