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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 20-587) revised on August 4, 2020.
BOARD OF COUNTY SUPERVISORS INITIATION
On May 18, 2021, through RES 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 Comprehensive Plan, the Zoning Ordinance, and other appropriate development regulations.
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 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.
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 through Ord 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.
Initiation of the Comprehensive Review of the Data Center Opportunity Zone Overlay District (DCOZOD) - 2021
On March 2, 2021 the Board directed staff to bring the Board recommendations to expand and 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 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 Comprehensive Plan, the Zoning Ordinance, and other appropriate development regulations.
- 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
- Report (December 1, 2021)
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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This is a working list and may be edited throughout this project.
Stakeholder Interviews
Prince William County Planning held a series of stakeholder interviews in September 2021. Please see a summary of these stakeholder interviews below:
- 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. Documents related to meeting are posted below.
- Public Meeting Presentation
- 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. A summary of the questionnaire is provided below.
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. To watch the event recording please click the link below.
January 20 Virtual Community Meeting
Public Comment Registration and Speakers
Documents originally intended for the open house are posted below:
Data Center Overlay Comprehensive Review Public Meeting Stations
Stantec Planning Other Planning Projects Service Authority Dominion/NOVEC Economic Development No Materials
Dominion Energy - Meeting Virginia's Energy Needs - December 14, 2021
Economic Development - Data Center Market Viability Review as of May 27, 2021 Community Meeting March 3, 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. This meeting was intended to replace the cancelled in-person portion of the public engagement meeting on January 20th.
Data Center Overlay Comprehensive Review Public Meeting Stations
Stantec Planning Other Planning Projects Service Authority Dominion
NOVEC
Economic Development Existing Features Maps No Materials
Dominion Energy - Meeting Virginia's Energy Needs - December 14, 2021
Economic Development - Data Center Market Viability Review as of May 27, 2021 Future Opportunities for Public Engagement
Future opportunities for public engagement will be announced through PWC Alerts.
To receive automatic updates about this project please subscribe to Zoning Text Amendments with PWC Alerts
You can also provide feedback at [email protected]
- Policy Development (Ongoing)
Staff will develop preliminary policy proposals based on the findings of the background research, stakeholder meetings, 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
As policy proposals become available, they will be posted on this page.
Stantec has provided a draft of the Enhanced Design and Sustainability Guidelines. Please find the draft below.
Stantec has provided draft map recommendations for the Data Center Opportunity Zone Overlay District. Please find additional information below:
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.
They have produced maps related to both desirable and undesirable components. They have also provided combined maps to understand the cumulative effects of the components. The Desirable Criteria Map is shown using opacity, the darker the color the more suitable the area. The Undesirable Criteria Map shows each undesirable component uniquely.
Suitability Analysis Map Desirable Criteria Map Undesirable Criteria Map Desirable Component Maps Undesirable Component Maps Water Access - Specifically PWC Service Authority
Suitable Zoning - This map shows Zoning Districts in which data centers would be allowed by-right if they were within the overlay.
Planned Industrial - Industrial planned areas in the Pathway to 2040 Land Use Plan.
- Public Hearings
During the adoption process Staff will work with our Boards, Committees, and Commission to provide additional feedback. This includes our DCSM/Zoning Ordinance Advisory Committee and other relevant Boards, Committees, and Commission.
Staff will hold work sessions and public hearings with the Planning Commission and the Board of County Supervisors. presentations and staff reports for those meetings, once they are available, can be found on their respective pages and on this page.
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?
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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