The Walker County Data Center Development Standards Study Committee is moving closer to finalizing recommendations that could establish stricter regulations for future data center developments across the county.
During its fifth meeting, the committee completed a preliminary review of proposed development standards addressing air quality, generator testing, noise levels, water usage, zoning requirements, and financial accountability for developers.
Among the proposed restrictions are seasonal limits on backup generator testing, mandatory decommissioning bonds, closed-loop cooling systems, and restrictions on where data centers could be located.
Committee member Laura Owsley, the District 3 appointee, raised concerns about the potential environmental impact of multiple data centers operating in close proximity, particularly regarding air quality.
The committee discussed requiring emergency backup generators to meet at least EPA Tier 4 emissions standards or utilize newer technologies that provide greater environmental protections.
Under the proposed rules, routine generator testing would be limited to specific hours depending on the season.
From May 1 through September 30, testing would only be permitted between 8 and 11 a.m. to help reduce emissions during the warmer months.
From October 1 through April 30, testing would be allowed between 8 a.m. and 5 p.m.
Individual testing sessions would be limited to 30 minutes, with a maximum of 10 hours of testing per month and 120 hours annually. Emergency power outages would be exempt from those restrictions.
The committee also agreed to recommend prohibiting routine generator testing on days when the Environmental Protection Agency’s Air Quality Index reaches code orange or higher.
Noise restrictions were another major topic of discussion.
Members settled on proposed property-line limits of 50 dBA for ambient noise and 65 dBC for low-frequency sound. Measurements would have to be taken directly at property boundaries rather than relying on averages collected over several days.
District 2 appointee Jon Madden compared the proposed limits to everyday household sounds, noting that his dishwasher operates at approximately 48 decibels.
The committee also examined where data centers should be permitted to operate.
Under the current proposal, data centers would generally be restricted to industrial zoning districts and required to occupy parcels of at least 10 acres.
However, developers seeking smaller properties or locations in commercial zoning districts, including C-1 and C-2, could potentially request conditional use permits or variances through the Planning Commission and Board of Commissioners.
Members also discussed whether developments could be restricted specifically to industrial parks rather than industrial zoning districts.
District 4 appointee Travis Middleton suggested obtaining a legal opinion before making that recommendation, while District 1 appointee Barney Danks pointed out that an industrial park is not itself an official zoning classification.
Another significant discussion involved financial protections intended to ensure developers remain responsible for abandoned or discontinued facilities.
The initial ordinance draft included language allowing the Board of Commissioners to require performance or decommissioning bonds at its discretion.
Owsley and other committee members expressed concerns that discretionary requirements could lead to inconsistent enforcement or preferential treatment.
The committee agreed to remove the discretionary language and recommend mandatory upfront decommissioning and site restoration bonds for all data center applicants, regardless of the size or ownership of the development.
Water usage also remained a priority.
Committee members reaffirmed their recommendation that data centers be prohibited from using private groundwater wells for cooling operations.
Instead, facilities would be required to connect to primary municipal water utilities and operate completely closed-loop cooling systems.
During the meeting, Owsley also requested that minutes from the previous session more clearly reflect discussions about prohibiting data centers in historic districts, wetlands, and environmentally sensitive habitats.
Middleton requested that the minutes acknowledge his statement that data centers have operated in Walker County since 2020, citing a Bitcoin mining operation.
With the initial section-by-section review of the proposed ordinance completed, Watkins told committee members she would compile their recommendations into a revised draft for consideration at the next meeting.
The committee is also expected to review a comprehensive advisory report outlining its findings before forwarding recommendations to the Walker County Planning Commission and Board of Commissioners.
The committee has been asked to submit its report by December 4.
If that deadline is met, a proposed ordinance could potentially be considered by the Planning Commission in January and the Board of Commissioners in February.
The recommendations remain preliminary and would require further review and action by county officials before becoming enforceable regulations.