Data centers in the Technology Overlay District require a conditional use permit rather than approval solely as a by-right use.

Accessory facilities supporting a data center, such as water or sewage treatment plants, cooling facilities, energy-generating facilities, offices, storage, maintenance, and structured parking, are authorized only when included in the conditional use permit.

A Technology Overlay District campus must contain at least 125 contiguous acres, and total TOD acreage countywide may not exceed 1 percent of county acreage or 3,266 acres, whichever limitation applies.

TOD property must be near high-voltage transmission lines of 115 kV or more and capable of being served by adequate water, sewer or suitable private systems, and roads with acceptable capacity.

The TOD must be established or amended by the Board of Supervisors through an ordinance based on mapped boundaries.

TOD requirements overlay the underlying zoning and supersede conflicting underlying zoning requirements when the TOD use is invoked.

New data-center buildings must use at least two facade-design elements, such as changes in height, step-backs or recesses, fenestration, changes in materials or color, or accent materials, unless the buildings are screened from roads and properties by buffering.

Ground-level and rooftop accessory equipment must be screened from adjacent public roads and streets abutting residentially zoned or planned properties, unless screened by a building or existing vegetation or the Board of Supervisors determines that screening is unnecessary because there is no adverse impact.

Each group of contiguous TOD parcels must maintain at least 20 percent open space, including qualifying undeveloped, wetland, stormwater, buffer, landscaped, resource-protection, or recreational areas.

Required landscaping must be shown in a landscaping plan submitted with a site plan and maintained in perpetuity.

TOD development must provide buffers of at least 200 feet next to residential uses, 300 feet next to agricultural uses, 100 feet next to commercial or industrial uses, 150 feet next to designated primary public roads, and 100 feet next to other public roads.

Stormwater features, parking, sidewalks, guard houses, and other accessory uses are prohibited in buffer areas unless the Board of Supervisors grants a waiver.

Noise from TOD operations may not exceed 65 dB during the day or 60 dB at night, notwithstanding the otherwise applicable county noise provisions.

Property-improvement fencing must be located inside the buffer area.

Buildings, parking, refuse-collection storage, and loading areas must be at least 200 feet from residential or planned-residential districts, development zones allowing residential development, or agricultural land.

Permitted uses, refuse-collection storage, and loading areas must be at least 300 feet from agricultural land, with supporting uses such as parking and stormwater facilities also prohibited in that setback unless waived by the Board of Supervisors.

Buildings, parking, outdoor storage, and loading areas must be at least 100 feet from commercial or industrial use districts.

Buildings must be set back at least 150 feet from primary public roads and 100 feet from secondary public roads, measured from the assumed edge of a 50-foot right-of-way.

Buildings on adjacent individual TOD lots or building sites must generally be at least 25 feet apart, although the Board of Supervisors may waive this requirement.

Data-center buildings are generally limited to 80 feet in height, subject to specified rooftop-appurtenance and utility-infrastructure exclusions; exceeding the limit requires a special exception permit from the Board of Supervisors.

TOD lighting must use fully shielded, Dark Sky-equivalent fixtures, may not exceed 0.50 foot-candles at the property line, and may not illuminate authorized-use signage.

Parking-lot, access, and security lighting is limited to 30 feet in height, while pedestrian and walkway lighting is limited to 12 feet.

Security entrance gates must have at least 3 foot-candles, or 30 lux, of illumination.

Data centers are expressly authorized as a permitted use in the Technology Overlay District, subject to obtaining a conditional use permit.

A data-center conditional use permit may include supporting accessory facilities, including water-treatment plants, sewage-treatment plants, elevated water storage, telecommunications towers, central heating or cooling, energy generation, food service, security buildings, storage and maintenance, structured parking, general offices, and other ancillary uses approved by the Board of Supervisors.

The TOD is intended for sites that can be served by adequate infrastructure, including public water and sewer or suitable groundwater and septic systems, and roads with capacity for the proposed uses.

TOD sites must be located close to high-voltage transmission lines of 115 kV or more, supporting access to substantial electrical infrastructure.

There is no minimum lot size for property within the TOD, allowing flexibility in configuring individual data-center parcels.

The maximum building-height rule is 80 feet, but it does not apply to utility infrastructure, including electric transmission, distribution, and substation facilities; the Board of Supervisors may also grant a special exception to exceed the maximum building height.

If an underlying zoning district permits a use by right, that use does not have to comply with TOD standards, and the TOD applies as an overlay to the existing zoning rather than replacing the underlying zoning district.

The Board of Supervisors may approve alternative building facades, features, and facade materials, providing flexibility in meeting the TOD's design requirements.

The Board of Supervisors may waive certain TOD requirements, including restrictions on accessory uses within buffer or setback areas and the 25-foot setback between buildings on adjacent lots or building sites.

Permitted accessory utility uses, including electric substations and transmission and distribution facilities, are exempt from the TOD's accessory-equipment screening requirement.

Data centers and the other listed principal TOD uses may no longer proceed by right; they require a conditional use permit under amended Sec. 86-333. The amendment changes permitted uses to require a conditional use permit.

Accessory facilities supporting a data center—such as water and sewage treatment plants, energy-generating facilities, structured parking, offices, storage, and maintenance facilities—must be included in the conditional use permit rather than being automatically allowed. Accessory uses are by right only if included in the conditional use permit.

TOD development is limited to qualifying areas of at least 125 contiguous acres, near 115-kV-or-greater transmission lines, capable of adequate water, sewer, and road service, and subject to a countywide maximum of 3,266 developable acres. The TOD location and acreage requirements.

Both the underlying zoning rules and TOD rules apply to a project, with the TOD rules controlling when they conflict; therefore, invoking the TOD use subjects a data center to the additional TOD standards. The TOD overlays the existing zoning district and imposes additional restrictions.

At least 20 percent open space must be maintained for each group of contiguous TOD parcels, and required landscaping must be maintained permanently. The TOD requires 20 percent open space and perpetual landscaping maintenance.

Data center sites must provide perimeter buffers, generally 200 feet next to residential uses, 300 feet next to agricultural uses, 100 feet next to commercial or industrial uses, 150 feet next to primary roads, and 100 feet next to secondary roads. Major and minor utility services have a 250-foot buffer requirement. The TOD minimum buffering requirements.

The TOD imposes corresponding setbacks: 150 feet from primary roads, 100 feet from secondary roads, 200 feet from residential or agricultural land for buildings and specified site features, 300 feet from agricultural land for permitted uses and loading or refuse areas, and 100 feet from commercial or industrial districts. Parking, stormwater features, sidewalks, guard houses, and other accessory uses are barred within the agricultural setback unless the Board of Supervisors grants a waiver. The TOD setback requirements and waiver limitation.

TOD operations may not exceed 65 dB during the day or 60 dB at night, in addition to applicable Chapter 51 noise rules. The TOD daytime and nighttime decibel limits.

Buildings are generally limited to 80 feet in height; exceeding that limit requires a special exception from the Board of Supervisors, subject to listed exclusions for certain utility infrastructure and equipment. The 80-foot building-height limit and special-exception option.

Data center buildings must use specified facade design elements and permitted facade materials, including requirements to avoid undifferentiated surfaces; alternative designs or materials require Board of Supervisors approval. The facade design and material requirements.

Ground-level and rooftop accessory equipment visible from public roads or adjacent residentially zoned or planned properties must be screened by a building, retained vegetation, or a visually solid fence, wall, panel, parapet, or similar screen, unless the Board of Supervisors determines there is no adverse impact. The accessory-equipment screening requirement.

TOD lighting must use fully shielded, Dark Sky-equivalent fixtures, stay at or below 0.50 foot-candles at the property line, and comply with height limits of 30 feet for parking, access, and security lighting and 12 feet for pedestrian and walkway lighting; authorized-use signage may not be illuminated. The TOD lighting restrictions.

The amendment removes the Gum Spring and Shannon Hill acreage from the adopted TOD sites, reducing the land included in those TOD areas for development under the TOD framework. The amendment deletes the two adopted TOD sites and lists the affected parcels.

The Technology Overlay District (TOD) may be established over existing zoning districts, and TOD rules supersede conflicting underlying zoning regulations when TOD development is used. TOD regulations supersede conflicting underlying rules

The TOD provides an expressly authorized permitting pathway for data centers: they may be developed with issuance of a conditional use permit under Section 86-333. The permit can also authorize associated major utility service and listed accessory facilities. Data centers are included among the TOD uses requiring a conditional use permit.

A conditional use permit for a TOD data center may include supporting facilities such as public or private water and sewage treatment plants, elevated water storage, central heating or cooling, energy generation, structured parking, general offices, storage and maintenance, security buildings, food service, telecommunications towers, and other ancillary uses approved by the Board of Supervisors. Accessory uses are authorized only when included in the conditional use permit.

TOD sites must be located where adequate infrastructure can serve the intended uses, including public water and sewer or suitable groundwater and septic systems, and roads with acceptable capacity. They must also be near high-voltage transmission lines of 115 kV or more, which supports utility-intensive data-center siting. Adequate infrastructure

The TOD has no minimum lot-size requirement, allowing a data-center campus to be assembled and configured without a TOD-imposed minimum parcel size. There is no minimum lot size

Roads and utility rights-of-way and easements may cross TOD buffer areas, allowing infrastructure connections through otherwise protected perimeter areas. The Board of Supervisors may also waive the prohibition on stormwater facilities, parking, sidewalks, guard houses, and other accessory uses in buffers. Rights-of-way may cross buffered areas

Utility infrastructure is excluded from the TOD's 80-foot building-height limit. Electric transmission, distribution, and substation facilities, as well as water and other towers, are also excluded; the Board of Supervisors may grant a special exception for other buildings exceeding the limit. Height limitations do not apply to utility infrastructure

Screening requirements for ground-level and rooftop accessory equipment do not apply to permitted accessory uses, including electric substations and transmission and distribution facilities. This can reduce screening requirements for essential data-center power infrastructure. Screening does not apply to permitted accessory uses

Where multiple TOD parcels are included in a development master plan, buffer requirements do not apply to internal parcel lines, except where internal parcel lines meet perimeter parcel lines. This facilitates campus development across multiple parcels. Internal parcel buffers are not required

New data center projects in the Technology Overlay District require a conditional use permit rather than proceeding by right. The Board of Supervisors may approve or deny the application.

A conditional use permit requires a neighborhood meeting, a Planning Commission public hearing and recommendation, and a Board of Supervisors public hearing and decision, creating multiple public-review stages before development can proceed.

The conditional use permit process generally takes 90 to 120 days.

Conditional use permit applicants must pay a tiered application fee, a fee for each adjacent property owner, a refundable zoning-sign deposit, and legal-advertising costs.

Accessory uses supporting a data center, such as water or sewage treatment, energy generation, storage, offices, food service, structured parking, and maintenance facilities, are allowed only when specifically included in the conditional use permit.

The Technology Overlay District limits data-center use to no more than 1% of the County’s total land area, approximately 3,266 acres.

Data-center development must be set back at least 200 feet from adjoining residentially zoned property lines, 300 feet from farmland, and 150 feet from primary roads.

Technology Overlay District projects must maintain at least 20% open space and provide mandatory landscape screening.

Noise from Technology Overlay District data centers is limited to 65 dBA at residential or agricultural property lines.

Outdoor lighting must be fully shielded and directed downward, may not spill over property boundaries, and must be turned off or dimmed during non-operational hours unless needed for security.

Data centers are expressly listed as permitted uses in the Technology Overlay District, allowing them to be proposed and developed through a conditional use permit rather than requiring a zoning amendment; approval is not automatic and remains subject to the CUP process.

A conditional use permit may authorize specified accessory facilities supporting a data center, including water and sewage treatment plants, elevated water storage, telecommunications towers, central heating or cooling, energy generation, food service, security, storage and maintenance, structured parking, and general offices; these accessory uses are allowed only if included in the CUP.