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DPA2021-00020: Data Center Opportunity Zone Overlay District Comprehensive Review
The Data Center Opportunity Zone Overlay District (DCOZOD) was created to promote the development of data centers within areas of the County where there is existing infrastructure that could adequately support the proposed use. The district continues County efforts to attract and advance high-tech industrial development while limiting negative impacts to surrounding communities. Data centers are on the Board of County Supervisors adopted List of Targeted Industries for New, and Expanding Companies (Res. No. 20-587) revised on August 4, 2020.
BOARD OF COUNTY SUPERVISORS INITIATION
On May 18, 2021, through Res. No. 21-327, the Prince William Board of County Supervisors initiated amendments to County policies and regulations related to data center development including the Data Center Opportunity Zone Overlay District, the Design and Construction Standards Manual, the 2040 Comprehensive Plan, the Zoning Ordinance, and other appropriate development regulations.
On May 19, 2026, the Board of County Supervisors directed the Planning Office to pause work on the initiated ZTA, including postponement of the June 10, 2026, Planning Commission public hearing, to allow additional time to refine the draft ordinance based on community, industry, and Board of County Supervisors feedback. On June 9, 2026, under Res. No. 26-374, the Board re-initiated updated and revised text reflecting these changes.
The ZTA restructures how data centers may be approved in Prince William County. the primary purpose of the amendment is to reduce and redefine the boundaries of the Overlay District, limiting it to parcels that meet one or more County-defined eligibility pathways out of five. Through this approach, the County seeks to avoid the creation of widespread nonconforming uses while preventing any future expansion of the Overlay.
With the adoption of the revised boundary, the Overlay is closed to any future expansion; however, parcels that remain inside the Overlay and meet one or more eligibility pathways in Sec. 32-509.3(2) may continue to exercise existing by-right data center development permissions.
Outside the Overlay boundary, the approval framework shifts entirely.
New data center proposals within the following zoning districts, as well as designated office or industrial land bays within PBD and PMD mixed use districts, must now proceed through the Special Use Permit process.
- B-1 - General Business
- O(L) - Low-Rise Office
- O(M) - Mid-Rise Office
- O(H) - High-Rise Office
- O(F) - Office/Flex
- M-1 - heavy Industrial
- M-2 - Light Industrial
- M/T - Industrial/Transportation
This structural shift establishes the SUP as the primary pathway for new data center development outside the DCOZOD, redefining the intent, function, and regulatory weight of the Overlay boundary.
Project Tasks
Expand all- Task 1: Background Research (Ongoing)
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Produce and publish detailed research on the data center industry.
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Evaluate the existing conditions of the County, in relation to data centers, including determining if the existing overlay is adequate.
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Best Practices Local Economic Development
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- Task 2: Public Outreach & Engagement (Ongoing)
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Host multiple community engagement meetings and work with community stakeholders.
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- Task 3: Policy Development (Ongoing)
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Develop and enhance new and existing policies to ensure quality design and sustainability of data centers in the County.
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Identify locations appropriate for new data center development.
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- Task 4: Public Hearings
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Work with all relevant Boards, Committees, and Commission to provide additional feedback.
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Hold work sessions and public hearings with the Planning Commission and the Board of County Supervisors.
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- Background
Creation of the Data Center Opportunity Zone Overlay District (DCOZOD) - 2016
The Data Center Opportunity Zone Overlay District (DCOZOD) was created by the Board of County Supervisors through Ord. No. 16-21. It was intended to encourage Data Centers to locate in predetermined areas of the County. The focus of the 2016 effort was primarily on infrastructure availability, specifically power.
Staff Report: DPA2016-00003 Data Center Opportunity Zone (Board of County Supervisors: May 17, 2016)
Revision of the Data Center Opportunity Zone Overlay District (DCOZOD) - 2019
The Data Center Opportunity Zone Overlay District (DCOZOD) was later amended by the Board of County Supervisors through Ord. No. 19-24. This revision included three major changes.
- It refined the overlay map to account for new priorities.
- Remove areas ideal for high visibility employment uses.
- Add areas that appear ideal for data center development.
- Adjust boundaries based on map or use inconsistency.
- It created additional design standards for data centers.
- It increased the allowable density of data center development inside of the overlay.
Staff Report: DPA2019-00002 Data Center Opportunity Zone Overlay District (Board of County Supervisors: June 18, 2019)
Initiation of the Comprehensive Review of the Data Center Opportunity Zone Overlay District (DCOZOD) - 2021
On March 2, 2021 the Board of County Supervisors directed staff to provide recommendations to expand and/or change the Data Center Opportunity Zone Overlay District. The directive included several components for staff to focus on:
- Increased infrastructure and new ways of developing data centers.
- Engage existing and new stakeholders.
- Incorporate methods to embrace green technology.
- Encourage the conservation of green and open spaces, as data centers are constructed in a more holistic way.
- Look at opportunities to build more data centers, including in locations with high voltage power lines, and anywhere else it may be feasible.
On May 18, 2021, through Res. No. 21-327, the Board of County Supervisors initiated amendments to County policies and regulations related to data center development including the Data Center Opportunity Zone Overlay District, the Design and Construction Standards Manual, the Comprehensive Plan, the Zoning Ordinance, and other appropriate development regulations.
Staff Report: Initiate a Zoning Text Amendment for Data Center Opportunity Zone Overlay District and Subsequent Changes to the Comprehensive Plan and Design and Construction Manual (Board of County Supervisors: May 18, 2021)
- It refined the overlay map to account for new priorities.
- Research and Related Documents (Ongoing)
As research documents become available they will be posted to this web page.
Key research in progress:
- Data Center Market Demand and Analysis
- Data Center Industry Emerging Trends
- Best Practices Local Economic Development
- Economic Impact of Data Centers
- Data Center Market Study (October 20, 2021 BAE Economics)
Frequently Asked Questions - May 12, 2022 (Updated August 23, 2022)
Other Documents:
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Economic Development - Data Center Market Viability Review as of May 27, 2021
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Public Works - Memo to the BOCS: Groundwater Study Proposal - November 22, 2021
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Dominion Energy - Meeting Virginia's Energy Needs - December 14, 2021 (Presentation to the Planning Commission)
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Camoin - Targeted Industry Land Need Analysis - May 13, 2022
- Public Outreach & Engagement (Ongoing)
During the public outreach and engagement portion of this project the County will provide several opportunities to give feedback. This includes stakeholder interviews, host community engagement meetings, and online comment form to solicit comments and feedback.
Stakeholders
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Stakeholder Interviews
Prince William County Planning held a series of stakeholder interviews in September 2021.
- Data Center Opportunity Zone Overlay District - Comprehensive Review September Stakeholder Interview Summary
- Data Center Opportunity Zone Overlay District - Comprehensive Review September Stakeholder Interview Notes
Public Meeting October 21, 2021
The Planning Office hosted a meeting to update the public on the Comprehensive Review of the Data Center Overlay District.
- Presentation: Data Center Opportunity Zone Overlay District (DCOZOD) Comprehensive Review DPA2021-00020
- In Meeting Chat
- In-meeting Participant Survey Summary
- In-Meeting Participants Survey Responses
Fall Questionnaire
The window to complete the fall questionnaire ended November 30, 2021.
Community Meeting January 20, 2022
The Planning Office hosted a community meeting to listen to the public provide comments on the Data Center Opportunity Zone Overlay District prior to the development of draft policies for the district. There was no formal staff presentation at this event.
Due to projected inclement weather on Thursday, January 20, 2022, the community meeting on the Data Center Opportunity Zone Overlay District Comprehensive Review was held as a virtual only event. All in-person activities scheduled were cancelled.
Documents originally intended for the open house:
- Stantec (Project Consultant)
- Planning Office (County agency)
- Other Planning Projects
- Dominion/NOVEC (Public utilities)
- Economic Development (County agency)
Community Meeting March 3, 2022
The Planning Office hosted a community meeting for the public to provide comments on the Data Center Opportunity Zone Overlay District prior to the development of draft policies for the district. There was no formal staff presentation at this event. The meeting was intended to replace the cancelled in-person portion of the meeting on January 20th.
Meeting Station Documents:
- Stantec (Project consultant)
- Planning Office (County agency)
- Other Planning Projects
- Dominion/NOVEC (Public utilities)
- Economic Development (County agency)
- Existing Features Maps
Future Opportunities for Public Engagement
Future opportunities for public engagement will be announced through PWC Alerts and posted on this page.
You can also provide feedback at [email protected]
- Policy Development (Ongoing)
County staff will develop preliminary policy proposals based on background research, feedback gathered at stakeholder meetings and community engagement meetings, and additional direction from the Planning Commission and Board of County Supervisors.
Core policies in development:
- Enhanced Design Guidelines
- New Sustainability Guidelines
- Amended Overlay Map
Stantec Draft Documents
- DRAFT Data Center Overlay District Design Standards (June 9, 2022)
Suitability Analysis
Stantec has produced a series of maps that will be used to help create the proposed recommendations for the amended Data Center Overlay.
- Preliminary Suitability Analysis Map (January 2023)
- Desirable Component Maps
- Desirable Criteria Map
- Electric Utility Access Map
- Water Utility Access Map
- Suitable Zoning Map (Zoning districts in which data centers would be allowed by-right if within the overlay)
- Planned Industrial Map (Industrial planned areas in the Pathway to 2040 Land Use Plan)
- Undesirable Component Maps
- Desirable Component Maps
- Public Hearings
During the adoption process County staff will work with any relevant Boards, Committees, and Commissions to provide additional feedback. This includes the DCSM/Zoning Ordinance Advisory Committee.
Work sessions and public hearings will be scheduled with the Planning Commission and the Board of County Supervisors.
- Planning Commission Work Session (TBD)
- Planning Commission Public Hearing (TBD)
- Board of County Supervisors Work Session (TBD)
- Board of County Supervisors Public Hearings (TBD)
Questions or Comments?
- Email: [email protected]
- Submit the Planning Comment Form
Please note that under the Virginia Freedom of Information Act, comments, including any personally identifiable information that is included in the comments, are subject to public inspection.
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