On Tuesday evening, the Fredericksburg City Council and the Planning Commission met to talk about a new idea: a Technology Overlay District (TOD).
What’s a Technology Overlay District?
Great question! A TOD is a zoning area that makes it easier to build data centers. This means developers can get started without needing special permits or going through lengthy processes. It basically changes the rules for that area.
Besides data centers, a TOD can also support:
- Colleges or universities
- Trade schools
- Research and development
- Light manufacturing
- Utilities
But let’s be honest, data centers are the main focus right now.
Where will it be?
The proposed district spans around 250 acres in the north area of Celebration Virginia, close to Interstate 95 and Gordon W. Shelton Boulevard. It also connects to the city’s trail system.
This area includes nine land parcels, with eight of them located off Shelton Boulevard.
What are the plans for data centers in this district?
First up is water use.
Data centers need a lot of water for cooling, but the rules say they can’t use drinking water for that purpose regularly. They can use it temporarily during setup, but otherwise, they will rely on an agreement for water services with the city.
There are also building rules. Data centers must occupy at least 75 acres, which is smaller than the earlier suggestion of 150 acres. They can only be 90 feet tall and need to be set back at least:
- 200 feet from residential areas
- 150 feet from planned developments
- 100 feet from commercial properties
About noise levels
The TOD has specific noise standards for all developments. During the day, the sound level can’t exceed 60 dBA, and at night, it drops to 55 dBA. For reference, that’s similar to the hum of a refrigerator or a normal conversation.
The financial impact
During the meeting, Councilor Jason Graham reminded everyone that the city’s budget is around $128 million. Meanwhile, the proposed data center project could generate about $59.5 million annually in tax revenue. This is based on a potential 12-building data center, which could significantly boost the city’s finances.
What’s next for the TOD?
To create this district, three things must happen:
- Change the Comprehensive Plan to alter the Area 1 Small Area Plan.
- Amend the Unified Development Ordinance to allow data centers without special permits.
- Edit the zoning map to mark the northern Area 1 as a TOD.
During the council meeting that followed, the council agreed 6-0 to start this process. One amendment suggested changing the minimum size for data centers back to 150 acres.
What’s coming up?
On January 22, there will be another meeting with the Planning Commission, including a public input session from 5:30 to 7:30 p.m. Additional public hearings are on the schedule for February 12 and February 25.
Who was in attendance?
The meeting was crowded with city officials, journalists, environmental activists, and representatives from Silver Companies, who have recently purchased a large amount of land in the area.
It was a lively atmosphere, with discussions about the potential impact of data centers on the community.
Interesting moments
During the discussion about sound levels, Planning Commissioner David Durham quickly looked up “A-weighted decibels” on his phone. He explained that it’s a way to measure how humans hear sound, giving everyone a clearer understanding.
One last note
At the end of the meeting, Todd Brown, the city’s parks director, was ready to present his update. However, with time running out, Mayor Kerry Devine announced they wouldn’t be able to fit in his presentation. Sometimes, discussions about data centers just take longer than expected!
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City Council,data centers,Silver Companies
