Data-center development is limited to the CBI Conditional District approved through a rezoning process, requiring Board of Commissioners action after a legislative public hearing and Planning Board recommendation.

Only the uses, site plan, and conditions identified in the approved CBI-CD district are allowed; material changes generally require another conditional-district amendment, while only narrowly defined minor changes may receive administrative approval.

The Red Rock CBI-CD plan caps principal-building development at 3,300,000 square feet of gross floor area, excluding certain accessory structures.

Updated traffic-impact analysis, noise studies, and environmental permitting may be required when development reaches the applicable triggering point, and an updated traffic-impact analysis is required before development exceeds the currently studied building area.

A revised noise study must be submitted with each final site plan before permitting, and a completed noise study with actual readings must be submitted within 90 days after building operations begin.

Development must provide screening along Long Ferry Road at least 15 feet high, using berms, landscaping, fencing, or a combination of those methods.

Outdoor storage and dumpsters must be located behind buildings or screened from adjoining properties and public roads.

Buildings may be no more than three stories, and all principal buildings must be concrete tilt-up or precast construction.

Lighting is limited to poles no higher than 35 feet, full-cutoff fixtures, and a maximum illumination of 0.5 foot-candle at the property line or road right-of-way.

The development must reserve a future 20-foot right-of-way along each side of Long Ferry Road, measured from the existing edge of right-of-way.

The CBI-CD zoning approval and its conditions bind current and future owners and successors unless amended through the ordinance process.

If a zoning permit is not issued within two years after conditional-district approval, the Planning Director may review the lack of development and schedule a courtesy hearing to consider a different general zoning district.

Z 09-24 added “Data Center” as a permitted use within the existing CBI conditional district, allowing the Red Rock project to pursue data-center development under the approved site plan and conditions.

Z 09-25 proposes incorporating an additional 1985 Long Ferry Road parcel into the CBI conditional district, expanding the land area available for the unified project.

The conditional-district terms anticipate up to 3,300,000 square feet of gross floor area for principal structures, with accessory structures such as guard, administration, and utility buildings excluded from that maximum.

The project may be constructed in phases, allowing development to proceed incrementally rather than requiring the entire project to be built at once.

The approved plan is schematic, so building size, shape, location, orientation, alignment, and configuration may be modified by staff if the overall design intent is not materially changed and the maximum building area is not exceeded.

The number of principal buildings may vary from the approved plan, and accessory buildings are not counted toward that principal-building limit.

The project may be treated as a unified development, allowing internal side and rear yards, buffers, building setbacks, and public or private street-frontage requirements to be waived between interior improvements, while exterior boundary standards still apply.

The owner may subdivide portions of the site and create interior lots without applying internal building-separation, landscape-buffer, or frontage requirements, subject to the overall site-wide development limits.

Public-road connections, internal private drives, and vehicle-circulation areas may be modified to accommodate changed traffic patterns, parking layouts, or NCDOT and county requirements.

Development may begin under the existing NCDOT-approved traffic-impact analysis up to the studied building-square-footage amount; an updated traffic-impact analysis is required only for development beyond that amount.

Buildings may be constructed in multiple phases and may be up to three stories high, providing flexibility for the project’s physical buildout.

Under the zoning ordinance, approval of a conditional district functions as a site-specific vesting plan: once validly approved, the landowner may undertake and complete the development under the plan’s terms and conditions. The default vesting period is two years, extendable to up to five years when justified by factors such as project size, phasing, investment, market conditions, or the need for the development.

A qualifying phased development of at least 25 acres with a master development plan describing the type and intensity of each phase may receive a seven-year vested right from approval of the initial phase.

During the applicable vesting period, later zoning actions generally cannot change, impair, prevent, diminish, or delay the development authorized by the approved site-specific vesting plan, subject to exceptions such as owner consent, serious hazards, material misrepresentation, or a later state or federal law that fundamentally affects the plan.