New restrictions proposed for data centers

Draft guidelines proposed by Fairfax County staff tighten the requirements for data centers, as directed by the Board of Supervisors.

The guidelines, part of a Zoning Ordinance amendment, would limit the locations for by-right data centers, require noise studies, and require generators to be enclosed. Applications for a zoning special exception require a public hearing; by-right projects do not.

The county has scheduled a series of virtual meetings to gather public input on May 2, 12 p.m.; May 2, 7 p.m.; May 6, 7 p.m.; and May 8, 12 p.m. Comments can also be submitted by email to [email protected].

The Planning Commission is scheduled to hold a public hearing on the Zoning Ordinance amendment on June 5. The Board of Supervisors’ hearing will be held on July 16.

Related story: BoS calls for new regulations on data centers

The current Zoning Ordinance generally allows data centers in the following zoning districts:

• Properties with commercial zoning designations C-3 and C-4 – allowed by right for a data center up to 40,000 square feet of gross floor area or in a larger building being repurposed. A larger data center would require a zoning special exception.

• Properties with industrial zoning designations I-2 and I-3 – allowed by right if up to 80,000 square feet or larger if in a repurposed building. A special exception is required for a larger data center.

• Properties with industrial zoning designations I-4, I-5, and I-6 – data centers are allowed by right up to 75 feet high. Taller buildings would require a special exception.

• Planned zoning designations PRC, PDC, and PTC – Allowed by right.

Related story: Bren Mar Park residents urge the BoS to act against a by-right data center

The proposed guidelines would allow data centers to be approved by right in all the commercial and industrial districts listed above, but they would be subject to use-specific standards. A special exception would be required if a developer proposes a larger building or a lesser distance from a residential area.

The draft guidelines would prohibit data centers in a PRC (town center) district and would require a zoning special exception for PDC (planned development commercial) and PTC (planned Tysons Corner urban) districts.

The draft proposes the following standards:

• All data center equipment, such as HVAC and generators, must be screened or enclosed. The draft would remove the exception for I-4, I-5, and I-6 districts.

• Data centers could be permitted by right if up to 40,000 square feet in a C-3 or C-4 district or up to 80,000 square feet in an I-2 or I-4 district. A special exception would be required for a larger data center.

• A noise study would be required for all data centers.

• By-right data centers in industrial or commercial districts would have to meet certain design standards, including a main entrance feature, variation in the façade every 150 feet, and a minimum amount of windows.

• Applicants for data centers requiring a special exception would need to submit architectural sketches, sight line studies, and a variation in massing if within 200 feet of a residential area.

• All special exception uses must be in harmony with the Comprehensive Plan and must not adversely affect the use or future development of neighboring properties.

• To guide data centers to locate in the heaviest industrial areas, there would be no size limitations in I-5 and I-6 districts.

• Data centers in I-4 districts would be limited to 80,000 square feet by right.

• A 200-foot setback would be required to minimize noise and visual impact on the surrounding area.

• Data centers would not be allowed within a half-mile of a Metro station, unless a special exception is approved.

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