The ongoing debate over the construction of data centers in Fredericksburg took center stage during the City Council meeting on January 28, 2025, with residents and council members expressing mounting concerns about the potential environmental consequences and the lack of transparency in the approval process.
At the heart of the controversy is the city’s aggressive timeline for approving zoning changes and facilitating the development of new data centers. Local residents have voiced their concerns about the environmental impact of such large-scale projects, particularly in areas close to residential neighborhoods and natural resources like the Rappahannock River. While proponents argue that data centers could bring significant economic benefits, critics worry that the city is rushing to approve projects without fully understanding or addressing the long-term consequences.
Transparency Concerns
Hamilton Palmer, a Fredericksburg resident, raised alarms about the transparency of the decision-making process. At the meeting, Palmer expressed frustration over the council’s handling of the issue, particularly regarding releasing information about the proposed data centers. “There has been little effort by the city to engage the public on data centers until this past year,” Palmer said, emphasizing that many residents are still unclear about the full scope of the projects and their potential impact on the community.
Palmer also requested access to digital data related to the city’s discussions with data center developers, including emails and other records. Council members, including Councilor Jason Graham (Ward 1), acknowledged that public input had been limited during the early stages of discussions but assured the community that the council was committed to addressing concerns moving forward. However, residents remain skeptical about whether their voices will be heard in time to influence decisions.
Environmental Impact and the Push for Fast Approval
One of the primary concerns former city councilman Matthew Kelly raised is the environmental impact of building data centers in areas not zoned for such heavy industrial use. Kelly pointed out that some proposed locations are near scenic areas and residential neighborhoods, which he believes could significantly alter the city’s character.
“There are many concerns about the location of these projects,” Kelly said, referencing potential zoning changes that would allow for data centers in industrial areas, but in close proximity to neighborhoods. Environmentalists have also voiced concerns over the loss of tree canopy and potential harm to local wildlife habitats as large-scale data centers are built.
Additionally, there are fears about the environmental sustainability of these projects. Critics argue that data centers, which require massive amounts of energy and water, could strain Fredericksburg’s resources, particularly in light of the city’s past commitment to achieving 100% clean energy by 2035. Residents are asking why the city is pushing forward with such projects when they may conflict with existing environmental goals.
The City’s Recent Approval of Data Center Plans
The Fredericksburg City Council took a significant step toward attracting data center development on Monday, January 14, by voting unanimously to initiate amendments to the city’s 2015 comprehensive plan, unified development ordinance (UDO), and zoning map. The proposed changes aim to establish a Technology Overlay District (TOD) that would designate roughly 250 acres in the city as a site for data centers and related uses near the Fredericksburg Nationals stadium.
Currently, the city does not have server farms like those sprouting up in surrounding jurisdictions, such as Stafford, Spotsylvania, Prince William, and King George counties. Unlike their neighbors, Fredericksburg has far fewer acres of land to devote to sprawling tech campuses.
“This is a critical opportunity for Fredericksburg to position itself as a competitive player in the tech industry,” said Mayor Kerry P. Devine. “By concentrating development in a single campus-like district, we can ensure infrastructure is used efficiently while minimizing environmental and community impacts.”
The proposed TOD would include strict guidelines for water cooling, noise levels, and environmental protection. Industrial cooling systems, for example, would be prohibited from using potable water permanently, with exceptions allowed temporarily during infrastructure transitions. Noise levels would be capped at 55 decibels at night and 60 during the day, with rigorous noise studies required for compliance.
Despite these safeguards, residents remain concerned that the development could lead to unintended consequences, particularly in relation to noise pollution, increased traffic, and strain on local resources. As the debate continues, residents are urging the council to slow down the approval process and allow for more public input.
The city’s Planning Commission will hold a public hearing on the data center issue on February 12, 2025
A majority of the residents who spoke during Wednesday’s public input session about Fredericksburg’s proposed Technology Overlay District acknowledged or even supported the city’s pursuit of data centers, reports the Fredericksburg Free Press.
Rather, it’s the terms and timetable governing said pursuit that comprised most of their questions asked during a joint meeting of the Planning Commission and City Council.
More than one speaker noted that adjacent jurisdictions, such as Stafford County, have taken up to six months from initiating the public process to voting for a data center. By contrast, Fredericksburg’s city council first discussed a Technology Overlay District in detail on Dec. 10 and could vote on related resolutions and ordinances as early as its Feb. 25 meeting.
The Fredericksburg City Council took a significant step toward attracting data center development on Monday, January 14, by voting unanimously to initiate amendments to the city’s 2015 comprehensive plan, unified development ordinance (UDO), and zoning map. The proposed changes aim to establish a Technology Overlay District (TOD) that would designate roughly 250 acres in the city as a site for data centers and related uses near the Fredericksburg Nationals stadium.
Currently, the city does not have server farms like those sprouting up in surrounding jurisdictions, such as Stafford, Spotsylvania, Prince William, and King George counties. Unlike their neighbors, the city has far fewer acres of land to devote to the sprawling tech campuses.
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The Fredericksburg City Council will meet on Tuesday, January 14, 2025. The council’s work session begins at 5 p.m., and their regular session begins at 7:30 p.m.
The regular meeting will be streamed live, and the agendas for both meetings has been posted online.
During the 5 p.m. work session, the council will hold a planning commission interview and then discuss the proposed technology district overlay with the planning commission. City staff presented plans for a 250-acre technology district at a December 10, 2024 council meeting. The district will be located in Celebrate Virginia South, parallel to the Rappahannock River.
After two public meetings in October, the council voted on October 23 to amend the city code in order to allow data centers within most commercial zoning districts in the city. The purpose of the district is to promote the development of data centers in areas where new or existing infrastructure could support the centers.
The noise limit for the data centers would be 60 decibels (dB) during the day and 50 dB at night; a graphic in the city’s presentation compares 60 dB to human conversation and 50 dB to the sound of a home refrigerator.
The district also will require that no buildings be visible from the Rappahannock River frontage throughout all four seasons.
The council has acknowledged its timeline for pursuing data centers is aggressive. Mayor Kerry Devine first proposed data centers in a July 2024 council meeting, and the council aims to have a final vote on the Technology Overlay District in February 2025.
In the 7:30 regular meeting, public comment will be allowed. Comments may be submitted by mail or e-mail four hours before the start of the meeting, or speakers may attend the meeting in person. The council plans to read submitted comments aloud during the meeting, and public speakers will be allowed five minutes.
The council will also consider a proposal to remove its Railroad Station Overlay District (RSO) zoning from areas surrounding the downtown train rail. The RSO was created in 1991 and modified in 2010, 2012, and 2013. The changes were intended to help fill vacant lots and smooth the transition from commercial to residential areas. The proposal notes little infill has occurred and suggests the presence of vacant lots is an unpleasant view for train riders.
At a December 11, 2024 meeting, 21 residents expressed concerns about removing the RSO, while four people spoke in favor.
The Fredericksburg City Council has announced a series of public meetings and work sessions as it considers approving the city’s first data centers within a newly proposed Technology Overlay Zoning District (TOD). The meetings aim to gather public input and provide transparency as the city plans to encourage high-technology industrial development in Celebrate Virginia South, next to the Fredericksburg Nationals baseball stadium.
While the council is promoting data centers as an opportunity for economic growth, concerns from local activists and experts highlight potential challenges, including environmental and community impacts.
Upcoming Public Meeting Schedule
The City Council and Planning Commission will host several sessions, inviting residents to participate and voice their opinions:
- January 14, 2025: Joint Work Session, 5:30 PM, followed by a Regular Session at 7:30 PM to initiate a Unified Development Ordinance Text Amendment (UDOTA) and Comprehensive Plan Amendment.
Location: Council Chambers, City Hall, 715 Princess Anne Street. - January 22, 2025: Joint Meeting with Planning Commission and City Council, including a Public Input Session from 5:30 PM to 7:30 PM, followed by the Planning Commission’s Regular Session.
Location: Council Chambers, City Hall, 715 Princess Anne Street. - February 12, 2025: Planning Commission Public Hearing, 6:30 PM to 8:30 PM.
Location: Council Chambers, City Hall, 715 Princess Anne Street. - February 25, 2025: City Council Public Hearing, 7:30 PM.
Location: Council Chambers, City Hall, 715 Princess Anne Street.
Community Concerns
Bill Wright, a data center activist from Prince William County, and Dr. Eric Bonds, a professor at the University of Mary Washington, shared their perspectives on the potential drawbacks of data center development in a recent Potomac Local News Podcast interview. Their insights shed light on issues Fredericksburg residents may wish to consider as public discussions begin.
Wright, who has been actively involved in addressing data center explosion in nearby Prince William County, emphasized the environmental implications of such projects. “These data centers are energy-intensive and require massive cooling systems, which often rely on water resources. Communities need to consider the long-term impact on their local water supply and ecosystems,” Wright said.
Bonds echoed Wright’s concerns, pointing to the strain data centers could place on energy infrastructure. “Data centers consume an enormous amount of electricity, often leading to increased greenhouse gas emissions unless renewable energy is prioritized,” Bonds explained. He also raised questions about the compatibility of data centers with Fredericksburg’s urban character. “We need to ask ourselves if this type of industrial development fits with the vision residents have for their community.”
Both Wright and Bonds stressed the importance of transparency and public involvement in the decision-making process. “Communities need to have a real seat at the table to ensure their concerns are heard and addressed,” Wright said.
Balancing Growth and Preservation
Fredericksburg City Council’s efforts to attract high-tech industries aim to bolster economic growth, but the concerns raised by activists and experts underline the need for careful planning. The proposed Technology Overlay Zoning District would allow by-right data center development in Celebrate Virginia South, an area identified as suitable for high-tech facilities due to its existing infrastructure.
However, Bonds noted that such developments must align with broader community goals. “Economic development should not come at the expense of environmental sustainability or quality of life. It’s a delicate balance that requires thoughtful policies,” he said.
A recent report by the Joint Legislative Audit and Review Commission (JLARC) warns that if data center development in Virginia continues without constraints, the state’s energy demands could triple. The report emphasizes that meeting these increased demands would necessitate the construction of additional energy facilities, including renewable sources like solar and offshore wind, as well as natural gas plants. Specifically, JLARC estimates that a new natural gas plant would need to be built approximately every one and a half years to keep pace with the energy consumption of unconstrained data center growth.
Residents of Ward 3 interested in serving for the remainder of the term, which ends December 31, 2025, are encouraged to apply by January 15, 2025.
The two step process involves submitting a Boards & Commissions Appointment Application online and emailing a resume. The Council will discuss the appointment further during its January 14, 2025, meeting and must select a replacement within 45 days of January 1, per the City Charter.
Looking ahead, four City Council seats, including Ward 3, will be up for election on November 4, 2025. Details for potential candidates are available on the city’s website, as is a map of City Wards .
“We have gotten concerns about the speed,” said Thomas Ruff, a traffic engineer with Timmons Group, working with city officials to look at the one-way streets in neighborhoods right outside the business district.
The study intended to evaluate the feasibility and potential impacts of converting select one-way streets to two-way streets in a downtown area, as described in their description. Bike lanes, traffic calming measures intended to slow drivers, and proposed pedestrian improvements were part of the discussion.
Their traffic studies showed that 80 to 90 percent of the city drivers follow the 20 or 25 mph speed limits downtown, but that still leaves many drivers who don’t. This issue could be solved by moving away from the one-way configurations on Caroline, Princess Anne, William, and Amelia streets. This is the crux of their study, and on the surface, it sounds like a big change, but drilling down, the actual business blocks on Caroline remain unchanged. The two-way switch will be out of that busy area.
Other possible changes include going from signalized intersections to stop signs, implementing new bike lanes, and using more truck-loading zones. Now, the tucks stop in the travel lanes on Caroline, and cars just go around them.
“We’re all very excited about this,” said Camille Hill, who lives in the section of Caroline Street called Darbytown. The streets into Darbytown are currently one-way but could be switched for two-way traffic. She mentioned recent police counts in Darbytown. “There are 3000 cars a day,” she said.
Jay Harrison was born and raised in Fredericksburg and thought they should look in a different direction. “We need police downtown,” he said.
“Sight lines are a problem all over the city,” said another attendee. Others agreed, describing the problem when the drivers poke out into the traffic because they can’t see around parked cars. Having a bike lane could make the situation worse.
One of the mothers was walking her children recently and there was a near-miss so slower traffic and tighter lanes might be an answer. “We almost got ran over on Princess Anne,” she said.
In the lobby of the city’s new visitor’s center, where the meeting occurred, there were diagrams and post-its all around the room so people could comment on the corresponding diagram. Camille Hill posted a few. “It’s my area,” she said, pointing to the map.
Over on Fall Hill Avenue and Washington avenues, a similar plan was implemented with the input from the residents, and this worked, the engineers said. “Ideally, we’ll have considerations done by this spring,” said the city community planning engineer, Mike Craig.
Eliminating the one-way streets in downtown Fredericksburg was first looked at in 1981. With this latest attempt, they said there may be a few street changes in place by late 2025 or 2026.
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In our latest episode of the Potomac Local News Podcast, we tackle the complex and controversial topic of data centers and their growing presence in our region. Joining the conversation are two experts with unique perspectives: Bill Wright, a data center activist from Prince William County, and Dr. Eric Bonds, a professor at the University of Mary Washington and a concerned Fredericksburg resident.
Fredericksburg City Council recently held a work session to discuss an ordinance that would allow data centers within the city limits for the first time, focusing on a 250-acre site at Celebrate Virginia South. The proposed timeline is ambitious, with plans to finalize the ordinance as early as February 2025. While data centers promise potential economic benefits, including increased tax revenue, concerns about their environmental and community impact have sparked significant debate.
In this episode, we explore:
- Community Impacts: Dr. Bonds outlines how the proposed digital overlay zone would surround residential areas, including an apartment complex and retirement communities, raising questions about compatibility and quality of life.
- Lessons Learned: Bill Wright shares insights from Prince William County, where data center developments have led to environmental challenges, lawsuits, and a lack of transparency.
- Economic Realities: While data centers generate tax revenue, our guests discuss the hidden costs, including legal fees, infrastructure demands, and environmental compliance, which often go uncalculated.
- Climate Considerations: Dr. Bonds raises concerns about the energy-intensive nature of data centers and how they conflict with local and state commitments to renewable energy and environmental stewardship.
- Whether you’re a Fredericksburg resident, an environmental advocate, or simply curious about how data centers impact communities, this episode offers an in-depth look at these developments’ challenges and opportunities.
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.
