Data Center Regulations

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Albemarle County is reviewing regulations on data centers.

Introduction to Data Centers and the Regulatory Review Process

Data centers are places used to house computer systems that process large amounts of information. They can be accessory to a building's primary use, providing computerized support for that use, or they can be the sole use of a building, providing data services on a commercial basis.

Data centers can provide a more diversified economy and tax base. However, they have unique features and impacts that differ from those of other industrial or office-type uses:

Unique Impacts Associated with Data Centers

Albemarle County is reviewing regulations on data centers.

Introduction to Data Centers and the Regulatory Review Process

Data centers are places used to house computer systems that process large amounts of information. They can be accessory to a building's primary use, providing computerized support for that use, or they can be the sole use of a building, providing data services on a commercial basis.

Data centers can provide a more diversified economy and tax base. However, they have unique features and impacts that differ from those of other industrial or office-type uses:

Unique Impacts Associated with Data Centers

  • Data centers consume large amounts of power, which could require extending transmission lines and building new substations.
  • The equipment in a data center generates heat. This heat must be removed, and various cooling systems have different impacts. Evaporative cooling can consume large amounts of water, and refrigerant cooling can require a large amount of equipment, resulting in sound and visual impacts.
  • Data centers can require large buildings. The size of the buildings may not be in character with the surrounding uses.
  • Data centers require fewer staff per square foot than other industrial or office spaces. Because of this and the nature of the equipment used, the buildings require fewer windows and doors. This can result in expansive blank walls, which may not be in character with surrounding uses.
  • Data centers operate 24/7/365 and need uninterrupted power. This can result in installing generators that produce emissions and noise, and may require fuel storage.

Unique Features Associated with Data Centers

  • When sited in appropriate locations with strong infrastructure and adherence to high-performance and community standards, data centers can support local economies, enable innovation, and operate with minimal disruption to surrounding communities.
  • Data centers require fewer staff per square foot than other industrial or office spaces. This results in lower traffic volumes and parking demands than other uses.
  • Data centers using refrigerant cooling can have lower water and sewer demands than other uses.
  • Data centers generate fewer truck trips compared to most other industrial uses.
  • Not all data centers are large. They can be incorporated into buildings with other users and provide support services to those other users.

Board of Supervisors Direction on Regulations

On May 7, 2024, the Board of Supervisors adopted resolutions to consider regulations and district(s) for data centers.

County Authority to Regulate Data Centers

The County can use its zoning authority to regulate data centers. With this authority, the County can:

  • Limit the zoning district(s) where data centers can be located.
  • Establish setbacks.
  • Set maximum size requirements.
  • Set maximum height requirements.
  • Set noise limits.
  • Require landscaping.

These are examples of what the County can do with zoning authority and are not intended to be an exhaustive list.

Limits to County Authority

The County may only enact regulations consistent with the authority granted to it by the General Assembly. The County does not have the authority to regulate data centers based on energy consumption, employment, customers served, technology used, or the origin of equipment used to operate the data center.

Existing Data Center Regulations

The County currently allows data centers of up to 40,000 square feet in areas with industrial zoning. Any data center over 40,000 square feet requires a special use permit. Special use permits are reviewed by the Planning Commission and Board of Supervisors, and their approval is discretionary. Data centers are also permitted in commercial districts, but only with a special use permit, regardless of size. Data centers that are accessories to the primary use are allowed.

The existing regulations require a 200-foot setback from all lot lines and a 500-foot setback from the Rural Areas zoning district. All data centers must be served by public water and sewer, and if water cooling is used, the system must be a closed loop. In addition, the routine operation of generators for maintenance and testing is limited to weekdays between 10 am and 4 pm, and all generators must be enclosed to limit noise.

Data centers are subject to all the provisions of the zoning ordinance in addition to the regulations listed above.

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  • Share Can you please explain "By Right" does this mean that if a data center company buys any property anywhere in the county they can build a data center? Thank you on Facebook Share Can you please explain "By Right" does this mean that if a data center company buys any property anywhere in the county they can build a data center? Thank you on Twitter Share Can you please explain "By Right" does this mean that if a data center company buys any property anywhere in the county they can build a data center? Thank you on Linkedin Email Can you please explain "By Right" does this mean that if a data center company buys any property anywhere in the county they can build a data center? Thank you link

    Can you please explain "By Right" does this mean that if a data center company buys any property anywhere in the county they can build a data center? Thank you

    jetta asked 17 days ago

    Every property in the county has a zoning designation, and each designation allows specific uses. Some uses are allowed by-right, while others require a special use permit. “By-right” does not mean a Data Center can be built anywhere in the county.

    • By-right use: A use that is allowed without requiring a vote of approval from the Board of Supervisors.
      • Example: In a residential district, building a house is a by-right use. A building permit is still required. If the house meets building codes, setbacks, erosion control, and other applicable rules, the permit is issued by staff. If it doesn’t, the request is denied.
    • Special use permit: A use that requires public review and approval by the Board of Supervisors.
      • Example: In a residential district, building a private school requires a special use permit. This process includes a community meeting, a public hearing with the Planning Commission, and a public hearing with the Board of Supervisors. The Board can approve, deny, or approve with conditions to reduce impacts.

    If a use is not listed as by-right or by special use permit in a district, it is not allowed.

    How this applies to Data Centers

    • In commercial districts, Data Centers are allowed by-right only as accessory uses (secondary to another primary use) and only if they meet ordinance limits. Larger, standalone Data Centers in commercial areas require a special use permit.
    • In industrial districts, Data Centers up to 40,000 square feet are allowed by-right. Any structure larger than 40,000 square feet needs a special use permit.
    • The County is currently considering whether to allow Data Centers larger than 40,000 square feet on certain commercial or industrial properties.
  • Share From another persons question, your answer is ....Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. So am I to assume that it would take over 7 years for any data center to be operational in the county? on Facebook Share From another persons question, your answer is ....Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. So am I to assume that it would take over 7 years for any data center to be operational in the county? on Twitter Share From another persons question, your answer is ....Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. So am I to assume that it would take over 7 years for any data center to be operational in the county? on Linkedin Email From another persons question, your answer is ....Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. So am I to assume that it would take over 7 years for any data center to be operational in the county? link

    From another persons question, your answer is ....Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. So am I to assume that it would take over 7 years for any data center to be operational in the county?

    GS asked about 2 months ago

    Based on information we have from Dominion, the lead time for approval is five to seven years.

    Construction time can vary, and the County cannot estimate the construction time. The Dominion approval and construction process is not under County control.

  • Share What exactly can I do to prevent this from being built? Looking at this draft it appears it could be built in the NGIC are which is close to my home on Watts Passage. How does this impact noise, water, electricity etc. How is the county planning on providing water for these places? How loud in decibels is this going to be for the residents of Watts Passage and surrounding roads and subdivisions? I personally am devastated to think that you all as an elected Board have the authority to approve this without public comments. Your job as a BOS is to improve our county not destroy it. I look forward to your response and I will see you on August 8th. Sincerely Georgeann Roberts on Facebook Share What exactly can I do to prevent this from being built? Looking at this draft it appears it could be built in the NGIC are which is close to my home on Watts Passage. How does this impact noise, water, electricity etc. How is the county planning on providing water for these places? How loud in decibels is this going to be for the residents of Watts Passage and surrounding roads and subdivisions? I personally am devastated to think that you all as an elected Board have the authority to approve this without public comments. Your job as a BOS is to improve our county not destroy it. I look forward to your response and I will see you on August 8th. Sincerely Georgeann Roberts on Twitter Share What exactly can I do to prevent this from being built? Looking at this draft it appears it could be built in the NGIC are which is close to my home on Watts Passage. How does this impact noise, water, electricity etc. How is the county planning on providing water for these places? How loud in decibels is this going to be for the residents of Watts Passage and surrounding roads and subdivisions? I personally am devastated to think that you all as an elected Board have the authority to approve this without public comments. Your job as a BOS is to improve our county not destroy it. I look forward to your response and I will see you on August 8th. Sincerely Georgeann Roberts on Linkedin Email What exactly can I do to prevent this from being built? Looking at this draft it appears it could be built in the NGIC are which is close to my home on Watts Passage. How does this impact noise, water, electricity etc. How is the county planning on providing water for these places? How loud in decibels is this going to be for the residents of Watts Passage and surrounding roads and subdivisions? I personally am devastated to think that you all as an elected Board have the authority to approve this without public comments. Your job as a BOS is to improve our county not destroy it. I look forward to your response and I will see you on August 8th. Sincerely Georgeann Roberts link

    What exactly can I do to prevent this from being built? Looking at this draft it appears it could be built in the NGIC are which is close to my home on Watts Passage. How does this impact noise, water, electricity etc. How is the county planning on providing water for these places? How loud in decibels is this going to be for the residents of Watts Passage and surrounding roads and subdivisions? I personally am devastated to think that you all as an elected Board have the authority to approve this without public comments. Your job as a BOS is to improve our county not destroy it. I look forward to your response and I will see you on August 8th. Sincerely Georgeann Roberts

    Georgeann asked about 2 months ago

    The Board of Supervisors will hold a work session on August 6 to guide staff. 

    A public hearing will be held with the Planning Commission on October 14 (tentative) and with the Board of Supervisors on November 19 (tentative). At both public hearings, the public is encouraged to provide comment. 

    Only public water will be permitted to be used. The County is coordinating with RWSA and ACSA to ensure an adequate water supply is available for the community, and has not finalized proposed language on water use. 

    The proposed maximum decibel limit at the property line is daytime 60 and nighttime 55.  These are the existing standards for all uses.  

  • Share Below, in answer to a question about data center water consumption, the response is: "The County currently requires data centers to be located in areas served by public water and sewer, and to use a closed-loop OR recycled water system IF water cooling is proposed." Please describe how a closed-loop water system works. How is a recycled water system different? Please describe a recycled water system. How efficient are these methods? How much water do they save? Are there cooling methods that do not use water? Please describe them. on Facebook Share Below, in answer to a question about data center water consumption, the response is: "The County currently requires data centers to be located in areas served by public water and sewer, and to use a closed-loop OR recycled water system IF water cooling is proposed." Please describe how a closed-loop water system works. How is a recycled water system different? Please describe a recycled water system. How efficient are these methods? How much water do they save? Are there cooling methods that do not use water? Please describe them. on Twitter Share Below, in answer to a question about data center water consumption, the response is: "The County currently requires data centers to be located in areas served by public water and sewer, and to use a closed-loop OR recycled water system IF water cooling is proposed." Please describe how a closed-loop water system works. How is a recycled water system different? Please describe a recycled water system. How efficient are these methods? How much water do they save? Are there cooling methods that do not use water? Please describe them. on Linkedin Email Below, in answer to a question about data center water consumption, the response is: "The County currently requires data centers to be located in areas served by public water and sewer, and to use a closed-loop OR recycled water system IF water cooling is proposed." Please describe how a closed-loop water system works. How is a recycled water system different? Please describe a recycled water system. How efficient are these methods? How much water do they save? Are there cooling methods that do not use water? Please describe them. link

    Below, in answer to a question about data center water consumption, the response is: "The County currently requires data centers to be located in areas served by public water and sewer, and to use a closed-loop OR recycled water system IF water cooling is proposed." Please describe how a closed-loop water system works. How is a recycled water system different? Please describe a recycled water system. How efficient are these methods? How much water do they save? Are there cooling methods that do not use water? Please describe them.

    PG asked 2 months ago

    A closed-loop water system is like that used by a car or home air conditioner unit. The heated fluid is then cooled in one of three ways: by blowing air over the system, as in your car, by running the fluid through a mechanical cooling device, such as a liquid cooled by a compressor system, or by running through water that is allowed to evaporate. 

    Evaporative systems are a form of an open system and are not permitted. Staff will be recommending language to define a closed-loop system further and prohibit evaporative systems. 

    Recycled water systems use rainwater, stormwater, or treated effluent as the cooling fluid. The system's efficiency is dependent on many factors, and staff cannot comment on the efficiency.  

    Based on conversations with water authorities in other jurisdictions, data centers using closed-loop or air-cooling systems use water at a rate comparable to, and in many cases, less than office buildings of similar size. Air-cooling and closed-loop systems can and are used together. 

  • Share Where in Pantops on Facebook Share Where in Pantops on Twitter Share Where in Pantops on Linkedin Email Where in Pantops link

    Where in Pantops

    Fab asked 2 months ago

    The proposed location for inclusion in the zoning overlay district is the former State Farm location. View the map here.

  • Share Why did you say in the June 30 community meeting that Tier One Data Center projects guidelines were for 40,000 sq ft…and yet below, I see that’s been changed to 125,000 sqft? on Facebook Share Why did you say in the June 30 community meeting that Tier One Data Center projects guidelines were for 40,000 sq ft…and yet below, I see that’s been changed to 125,000 sqft? on Twitter Share Why did you say in the June 30 community meeting that Tier One Data Center projects guidelines were for 40,000 sq ft…and yet below, I see that’s been changed to 125,000 sqft? on Linkedin Email Why did you say in the June 30 community meeting that Tier One Data Center projects guidelines were for 40,000 sq ft…and yet below, I see that’s been changed to 125,000 sqft? link

    Why did you say in the June 30 community meeting that Tier One Data Center projects guidelines were for 40,000 sq ft…and yet below, I see that’s been changed to 125,000 sqft?

    Nancy B asked 2 months ago

    The County is considering the establishment of one or more overlay districts for data centers:

    • On property zoned industrial and outside of the overlay district(s), the maximum data center size without Board of Supervisors approval is 40,000 square feet. This is the current zoning regulation. 
    • Within the overlay district, the County is considering allowing data centers of up to 125,000 square feet or 500,000 square feet. For sizes larger than this, Board of Supervisors approval is required.

    The proposed regulations, which address issues such as noise, generators, water use, and building design, would apply to all data centers, regardless of size. 


  • Share Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. What assurances have you received from Dominion Energy that they will be able to provide all the electrical power demands to operate these data centers? on Facebook Share Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. What assurances have you received from Dominion Energy that they will be able to provide all the electrical power demands to operate these data centers? on Twitter Share Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. What assurances have you received from Dominion Energy that they will be able to provide all the electrical power demands to operate these data centers? on Linkedin Email Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. What assurances have you received from Dominion Energy that they will be able to provide all the electrical power demands to operate these data centers? link

    Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. Looking through docs n slides (very unrealistic expectations) Example time of day to perform and no weekend maintenance… My biggest Q is What assurances have you received from Dominion Energy that they will be able to provide all the Electrical Power requirement demands of to operate these data center(s)? There is so much to unpack here like sites proposed; like Rivana district, airport CHO area, pantops ….. That’s my 30 min quick read coms. What assurances have you received from Dominion Energy that they will be able to provide all the electrical power demands to operate these data centers?

    Nancy B asked 2 months ago

    The County does not have the authority to regulate or address power consumption. 

    County staff have contacted Dominion for information on the process used by Dominion to analyze and approve data center projects. Dominion is required by the State to provide power to anyone requesting power. 

    Dominion has a complex and extensive review and approval process for data centers. Currently, the process used by Dominion takes five to seven years for approval to be granted. Construction time adds additional time before any data center becomes operational. 

  • Share Much is stated about the water usage these centers require for cooling. That means massive amounts of heat dissipating into the local environment. How does that square with the county's climate change initiative of cutting emissions, the goal of which is to ultimately reduce the rise in temperature? Wouldn't a large center be completely at odds with this goal, a goal that taxpayers are already paying for? Where is all this heat going if not into our local environment? on Facebook Share Much is stated about the water usage these centers require for cooling. That means massive amounts of heat dissipating into the local environment. How does that square with the county's climate change initiative of cutting emissions, the goal of which is to ultimately reduce the rise in temperature? Wouldn't a large center be completely at odds with this goal, a goal that taxpayers are already paying for? Where is all this heat going if not into our local environment? on Twitter Share Much is stated about the water usage these centers require for cooling. That means massive amounts of heat dissipating into the local environment. How does that square with the county's climate change initiative of cutting emissions, the goal of which is to ultimately reduce the rise in temperature? Wouldn't a large center be completely at odds with this goal, a goal that taxpayers are already paying for? Where is all this heat going if not into our local environment? on Linkedin Email Much is stated about the water usage these centers require for cooling. That means massive amounts of heat dissipating into the local environment. How does that square with the county's climate change initiative of cutting emissions, the goal of which is to ultimately reduce the rise in temperature? Wouldn't a large center be completely at odds with this goal, a goal that taxpayers are already paying for? Where is all this heat going if not into our local environment? link

    Much is stated about the water usage these centers require for cooling. That means massive amounts of heat dissipating into the local environment. How does that square with the county's climate change initiative of cutting emissions, the goal of which is to ultimately reduce the rise in temperature? Wouldn't a large center be completely at odds with this goal, a goal that taxpayers are already paying for? Where is all this heat going if not into our local environment?

    Michelle de Stefano asked 3 months ago

    As we develop data center regulations, we are considering a wide variety of information, including our Climate Action Plan (CAP). The strategies included in the CAP call for removing barriers to and creating incentives for emission reduction. The CAP strategies do not discourage specific land uses.

  • Share How will these data centers affect our water table for well users? And what will happen in drought years when water use is restricted? on Facebook Share How will these data centers affect our water table for well users? And what will happen in drought years when water use is restricted? on Twitter Share How will these data centers affect our water table for well users? And what will happen in drought years when water use is restricted? on Linkedin Email How will these data centers affect our water table for well users? And what will happen in drought years when water use is restricted? link

    How will these data centers affect our water table for well users? And what will happen in drought years when water use is restricted?

    Jenny asked 3 months ago

    Data centers are required to connect to public water and are not permitted to use groundwater. The County is coordinating with the Rivanna Water and Sewer Authority and the Albemarle County Service Authority to determine what, if any, regulations are appropriate to provide for an adequate water supply, including during periods of drought.

  • Share Is it possible for Albemarle County to ensure that we will remain free of any and all data center facilities in order to preserve the health of our land, communities and natural resources? on Facebook Share Is it possible for Albemarle County to ensure that we will remain free of any and all data center facilities in order to preserve the health of our land, communities and natural resources? on Twitter Share Is it possible for Albemarle County to ensure that we will remain free of any and all data center facilities in order to preserve the health of our land, communities and natural resources? on Linkedin Email Is it possible for Albemarle County to ensure that we will remain free of any and all data center facilities in order to preserve the health of our land, communities and natural resources? link

    Is it possible for Albemarle County to ensure that we will remain free of any and all data center facilities in order to preserve the health of our land, communities and natural resources?

    Brian Sosdian asked 4 months ago

    The Board of Supervisors has the authority to limit and/or ban data centers in Albemarle County.

Page last updated: 16 Sep 2025, 12:37 PM