Data centers take center stage in UDO draft
Newton County, Georgia, is currently drafting a revised Unified Development Ordinance that includes a new "Technology Campus" zoning district specifically to regulate data centers. The proposed ordinance would implement stricter rules on data center development, such as larger minimum lot sizes, conditional-use permits, setbacks, and requirements for utilities like closed-loop cooling systems. These changes are being driven by community concerns and the increasing number of data center proposals in the county.
Newton County, Georgia, is in the process of a significant revision to its Unified Development Ordinance (UDO), which aims to introduce a new "Technology Campus" (TC) zoning district tailored to regulate data centers. The county's growing number of data center proposals has made them a central focus of local development discussions. Kendig Keast Collaborative, a planning consultancy, is assisting with the UDO revision.
The proposed ordinance for unincorporated Newton County would require data centers to be situated on a minimum of 300 acres, potentially expanding to 1,000 acres, within TC or M2 (heavy industrial) zones, and would necessitate a conditional-use permit. An interesting provision, however, allows data centers in existing buildings on a minimum of 10 acres in OI (Office-Institutional) or M1 (Light Industrial) zones, though the steering committee primarily favors limiting them to TC and M2 districts.
Commissioner LeAnne Long, vice chairman of the county commission, emphasized that the current UDO draft is subject to further discussion, particularly regarding the 10-acre allowance, to address community consternation. She highlighted the importance of tightening regulations and for the county, planning board, and citizens to collectively decide on their stance toward data centers. Long suggested a dedicated work session to expedite the review of the TC zoning and other UDO aspects, ensuring public input.
Additional proposed revisions include mandatory 1,000-foot setbacks from residences, 100-foot setbacks from other land uses, 150-foot landscaped buffers, and a 90-foot building height limit. Data centers would also need to be within 1,000 feet of adequate public infrastructure, with specific requirements for developers to verify sufficient electricity and water services, including the use of "closed loop" cooling systems to conserve water. Furthermore, the draft includes design standards and controls for noise, heat emissions, and vibration, acknowledging data centers as a controversial topic nationwide.