“…the increasing demand for data centers and the increased understanding of their potential impacts reveal a need to consider strengthening the County’s current regulations.” (Board of Supervisors March 16, 2024, Meeting Summary)
On September 10, 2024*, after listening to more than 50 testimonials and further deliberating the pros and cons, the Fairfax County Board of Supervisors voted in favor of an amendment to the County zoning ordinance to more strictly regulate data centers going forward, but the ruling will not apply retroactively.
For additional information about the September 2024 amendment, call the Fairfax County Zoning Administration Division at 703-324-1314 or email ordadmin@fairfaxcounty.gov.
*Due to an oversight of a 2023 Virginia Code regulatory change regarding notification of public hearings, a new public hearing and vote had to be held on September 10, 2024.
Speakers testifying at the public hearings both opposed and supported the amendment to require data centers to go through a “special exception” review and approval process which would impose additional land-use restrictions. Also under consideration was whether to retroactively enforce the new amendment to previously submitted applications, which would affect the current Plaza 500 site plan application (see below).
Going forward, the changes to the Zoning Ordinance regarding Data Centers will:
- Limit the size of data centers and where they can be built by right (without explicit Board of Supervisors approval).
- Require noise studies and noise mitigation to ensure compliance with the County’s existing Noise Ordinance.
- Impose design standards to improve the aesthetics of data centers.
- Require screening/enclosure of equipment such as HVAC units and generators.
- Ensure appropriate distance or “setbacks” from residential neighborhoods.
Future considerations, including energy use and efficiency, will be included with ongoing work to update the Policy Plan in the County’s Comprehensive Plan. The County staff’s reports from January 9 and May 17, 2024, provide detailed analysis of data centers’ impact and recommended policy changes. Additional information and recordings of past community meetings are available on the County’s Data Centers webpage.
For more information, go to:
- Data Centers (County-wide) Zoning Ordinance Amendment (Fairfax County)
- Staff Report (PDF)
Timeline
January 23, 2024, Fairfax County Board of Supervisors approved rezoning of a 12-acre plot off Rte 50 for industrial use. The application, submitted by PDCREF 2 Chantilly LLC, a developer affiliated with the D.C.-based firm Penzance, included options for a 150,000-square-foot warehouse or a 402,000-square-foot data center, with heights between 75 and 110 feet.
February 5, 2024, Starwood Capital Group submitted a site plan to build a 461,444 sf, 70 ft. tall data center on an currently industrial-zoned site.
March 19, 2024, Board of Supervisors directed County planning staff to prepare a Zoning Ordinance amendment to strengthen the current provisions for data centers and authorized the scheduling of public hearings on an amendment.
May 17, Fairfax County released their Staff Report with the proposed amendments
June 5, Planning Commission (PC) held a public hearing and voted in favor of the proposed amendments but added further restrictions in line with those requested by residents.
July 16, Board of Supervisors (BOS) held a public hearing and due to the number of speakers, the BOS delayed their vote to July 30. However, due to an oversight of a 2023 Virginia Code regulatory change, a new Public Hearing and vote was held September 10, 2024.
September 10, Board of Supervisors heard public testimony and voted in favor of the amendment to regulate data centers going forward.
Plaza 500 (Mason District)
The Board of Supervisor’s County-wide decision on data centers does not apply retroactively. Therefore, the “Plaza 500” data center (in the Bren Mar) site-plan review will proceed. (Bren Mar is in the Mason District of Fairfax County and is immediately adjacent to Franconia District. Plaza 500 is just over one mile from Franconia residents.)
The Plaza 500 data center development in the Mason District will move forward through the current land-use process under which it will be built “by right”. However, the developer still must abide by the zoning rules for the industrial-zoned property that were in effect when they submitted their site plan application on February 5, 2024.
The data center, as proposed by Starwood Capital Group, will be less than 260 ft. from residential property and a new electrical substation will be less than 100 ft. away.
“This would be the 5th largest data center in the County and the closest of its size to residential homes.”
(https://sites.google.com/view/savebrenmar/home)
For more information go to:
- Plaza 500 Site Plan (138.4 MB pdf) (Submitted February 5, 2024)
- Fairfax PLUS Record SP-2024-00003
- Save Bren Mar (Bren Mar is in the Mason District of Fairfax County, immediately adjacent to Franconia District)
For additional information about the September 2024 Data Center amendment, call the Fairfax County Zoning Administration Division at 703-324-1314 or email ordadmin@fairfaxcounty.gov.
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