Spartanburg County is working on its first set of rules for data centers, and the result will decide where these big projects can go and how they have to be built.
The county's Land Use Committee discussed possible changes to the Performance Zoning Ordinance, known as the PZO, at a meeting Tuesday, Oct. 20, at Cleveland Park's event space, FOX Carolina reported. The talk followed months of research, including visits to other parts of the country to see how they regulate data centers.
No rules on the books yet
Right now, the county has no data center rules at all.
"There are not data center specific regulations at all. That was the reason for the moratorium to begin with," said Land Use Committee Chair Grant DeShields, according to FOX Carolina.
DeShields said the county's current moratorium on data center development is temporary, and setting permanent rules is a priority.
What's on the table
The county's planning and development director compared data center rules in nearby counties and other states. FOX Carolina reported possible standards could cover:
- The size and type of data centers
- Their equipment
- How close they can be to existing homes
- Setbacks and buffers
- Noise mitigation
- Measures to manage electricity and water use
Staff are also looking at whether to limit where larger data centers can be built. One option is an overlay district that would mark specific areas for them.
DeShields described the balancing act.
"The complication of trying to regulate data centers in a proper way that we don't alienate new data centers from coming here, but at the same time protect our legacy landowners that live here and the people and the citizens that we already have that enjoy peaceful neighborhoods," he said.
Two ordinances, one set of rules
Spartanburg County has two land-use codes. The PZO covers the Southwest Planning Area, an unincorporated area near Duncan, Lyman, Reidville, Greer and Woodruff. The rest of the county, including the Pine Street corridor, falls under the Unified Land Management Ordinance, or ULMO.
DeShields said any data center changes to the PZO would apply countywide, including ULMO areas, FOX Carolina reported.
The Pine Street project
The Valara data center site along South Pine Street is under the ULMO. It has faced legal challenges over being classified as a "minor development." DeShields said the county is addressing possible environmental impacts there through a community development agreement with environmental studies and monitoring, separate from the zoning changes.
Resident Lisa Weir said she was encouraged but wished the talk had come sooner. "This meeting could have taken place about a year ago," she said. She pointed to the Pine Street site's closeness to schools, including E.P. Todd, Pine Street School and the South Carolina School for the Deaf and the Blind.
Weir also mentioned a Pennsylvania jurisdiction she said requires 500- to 1,000-foot buffers between data centers and other properties.
What's next
Tuesday's meeting wasn't a vote. Staff still must develop the amendments before they go through formal review. Staff plan to discuss recommendations with the planning commission sometime in November, FOX Carolina reported.
Why it matters for contractors
The Upstate has become a target for data center developers, and these projects are among the largest construction jobs around. Spartanburg County's new rules will set the ground rules for that work.
Setbacks and buffers decide how much land a project needs and how much earthwork and landscaping go into it. Noise standards can mean sound walls, enclosures and specific equipment choices. Rules on electricity and water could affect substations, cooling systems and utility work. An overlay district would steer projects to certain areas, which could concentrate work in parts of the county.
For site, electrical, mechanical and general contractors in the Upstate, it's worth following the November planning commission discussion. The details written into this ordinance will show up in future bid documents. Until then, the moratorium means new data center projects in the county are on hold.