Fredericksburg City Council Considers Aggressive Timeline for Data Center Ordinance

The Fredericksburg City Council held a work session on December 10 to discuss a proposed ordinance allowing the city to develop data centers.

The discussion focused on creating a data center overlay district, with the Celebrate Virginia South area next to Virginia Credit Union Stadium, home of the Fredericksburg Nationals, being the primary proposed location. The ordinance would establish zoning, performance standards, and environmental protections for the potential development.

The proposed overlay district encompasses approximately 250 acres, with a minimum campus size of 150 contiguous acres required for development. “We are looking at focusing on that Celebrate Virginia South area,” said Economic Development Director Josh Summits, who presented the proposal to the council. He described the overlay as a zoning concept to promote technology sector growth while maintaining compatibility with the city’s infrastructure and open space preservation goals.

Data centers have become commonplace in surrounding counties to the north, south, and west. The server farms that power the internet take up acres of land, consume large amounts of electricity to power the computer servers inside, and require massive amounts of water to cool the systems.

The server farms create few jobs but are said to generate significant tax revenues for localities.

Key Details of the Proposal

dThe ordinance includes several provisions to address environmental and community concerns:

• Noise Standards: Noise levels would be capped at 60 decibels during the day and 55 decibels at night, with emergency generator testing limited to daylight hours.
• Water Usage: Developers would be prohibited from using potable water for industrial cooling, except temporarily, until a reused water system is implemented.
• Building Design: Data centers would be limited to a maximum height of 90 feet, requiring design elements to break up large facades.
• Additionally, buildings must not be visible from the Rappahannock River.
• Setbacks and Landscaping**: The ordinance would require 150-foot setbacks from residential areas and 100-foot setbacks from commercial areas, along with landscaped buffers and preserved green space.

Aggressive Timeline

The timeline for approving the ordinance is notably fast-paced. The first joint work session with the Planning Commission is planned for January 14, 2025, with public hearings potentially concluding by late February.

“This is the most aggressive schedule that I’ve ever seen put to paper,” said one council member. They emphasized the importance of feedback: “If you all like what you’ve seen, please tell us. If you don’t, please tell us that, too.”

Another council member supported the schedule, describing it as “aggressive but necessary.” They added, “I’m okay with the timeline because I think it gives enough time for the public to get up to speed and give us their input.”

However, concerns were raised about how the timeline aligns with an ongoing feasibility study funded by the Economic Development Authority. Early results are expected in December, with the full report anticipated by late January. The study will compare the economic impact of data centers to other development options, such as mixed-use housing.

The timeline reflects a push by the landowner of the Celebrate Virginia South parcels, who appears to be motivated to move forward with the project swiftly. The city council did not name the landowner.

Questions About Campus Design

Council members also sought clarification on the design and scope of the proposed data center campuses. A campus would require a minimum of 150 contiguous acres, but the overlay district includes 250 acres outside protected open space.

“Can you describe what defines a campus? And what happens to the additional acreage that might not be needed?” asked one council member. Summits explained that clustering data centers would allow developers to share infrastructure costs while maximizing scalability. “It’s about scale and clustering,” he said.

Public Engagement Emphasized

Council members and city staff highlighted the importance of public input. The City Council and Planning Commission will work closely during joint sessions in January to ensure the public remains informed. The JLARC (Joint Legislative Audit and Review Commission) report on data centers will also be made available on the city’s website to provide additional context.

The City Council is expected to revisit the topic in January, with further discussions scheduled alongside the Planning Commission. Public hearings are planned for February to allow residents to weigh in on the proposal.

The council’s decision will play a significant role in shaping Fredericksburg’s economic and environmental landscape, as data centers bring the potential for increased tax revenue but also raise concerns about land use, infrastructure, and environmental impacts.