Attachment H - Updated Draft Regulations for Large Scale Data Centers(PDF, 257KB)
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DRAFT REDLINE CODE AMENDMENT LARGE-SCALE DATA CENTERS *** ARTICLE 4: ZONES 4.9 USE-SPECIFIC STANDARDS 4.9.11. UTILIITES USE GROUP D. Large-Scale Data Centers 1. The Large-Scale Data Center site shall be located a minimum of: a. 1,320 2,640 feet (one-quarter half mile) from the following residential zones: RX-1, RX-2, MH-1, MH-2, R-1, R-2, and R-3. b. 1,320 2,640 feet (one-quarter half mile) from educational or residential uses including, nursing homes, residential care facilities, or other uses as determined by the Zoning Administrator. c. 600 1,000 feet from all commercial and office zones. 2. A Large-Scale Data Center shall not exceed 50 feet in height. 3. Sound a. Facility must comply with Section 16-31, Excessive Noise, of the Tucson Code. b. Baseline noise study and noise contour exhibits are required as part of the application. The study is to be signed and sealed by an independent acoustic engineer and shall address both decibels and frequency. c. Sound blocking and screening for generators and other noise-producing mechanical equipment are required through solid screened walls or rooftop screening. d. A noise mitigation plan is required with the submittal of a building permit application that demonstrates compliance with the following minimum standards: 1. Installation of high-efficiency diesel generators (Tier IV or newer) with low emission profiles, or natural gas / dual fuel generators. 2. A combination of generators and battery backup, and mandate battery use as a first line for grid instability. 3. Prohibition of load shifting (running generators in non-emergency situations instead of relying on an external power source). 4. Certification that generator operation will occur only during emergencies or for preventive maintenance and periodic testing. 5. Certification that non-emergency maintenance operations will be limited to 9-5, Mondays through Fridays. 6. Upon request by City staff after issuance of a certificate of occupancy and commencement of the operation of the data center, the operator of a data center must provide an on-site neighborhood liaison to be available between the hours of 8:00 am and 10:00 pm Mountain Standard Time (MST) each day to respond to complaints about noise emanating from the Data Center. 4. Certification of access to an adequate energy supply and documentation of the proposed energy mix, including what renewable energy sources are being utilized, is required at the time of application submittal. 5. Water a. Certification of access to an adequate water supply is required at the time of application submittal. b. Development must comply with the Large Quantity Water Users Ordinance, if applicable. If not applicable, the use of potable water for data center cooling is prohibited. 6. Enhanced landscape borders of 20 40 feet are required. 7. Lot coverage is limited to 40%, which shall be determined based on an Environmental Resource Report which identifies the most appropriate development area. Upon approval of the developable area, the property owner or landscape architect of record shall give permission to salvage all plants within the lot coverage area. The undeveloped land area shall be dedicated as natural open space and reserved in perpetuity. Any land area excluded from development and disturbed prior to or during development shall be revegetated with native plants. 8. No minimum parking is required. Applicant shall submit a parking statement justifying the amount of parking needed for the use. 9. Notice for all required neighborhood meetings and public hearings shall be sent to all property owners within 2,640 feet (one-half mile) of the boundaries of the proposed Large-Scale Data Center and to all neighborhood associations within two miles of the boundary. *** ARTICLE 11: DEFINITIONS AND RULES OF CONSTRUCTION 11.3: DEFINITIONS OF LAND USE GROUPS, CLASSES, AND TYPES 11.3.11. UTILITIES USE GROUP The Utilities Use Group includes Land Use Classes that involve the generation, transmission, and/or distribution of basic services, such as sanitation, water, gas, and electrical services. The following Land Use Classes constitute the Land Use Group. *** F. Large Scale Data Centers A Any facility, multiple facilities, or portion of a facility on a contiguous site with the same controlling ownership interest, and a gross floor area greater than 25,000 square feet or uses greater than 50 20 megawatts (MW) of energy, housing networked computer systems and/or telecommunications equipment used for remote storage, processing, and distribution of data. Large Scale Data Centers are permitted through adoption or major amendment of a Planned Area Development (PAD) or a Planned Community Development (PCD) and are subject to Use Specific Standards 4.9.11.D.