Attachment C - Data Center Draft Regulations and Comparison Handout
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Data Center Regulations Comparison Regulatory Conditions Goodyear (Proposed) Phoenix Mesa Chandler Marana Definition Facility or portion of facility; network computer systems; remote storage, processing, data distribution Facility used for energy storage distribution and associated equipment, excludes accessory conditions Very broad facility; advance operations (AI, blockchain, crypto, modeling) Facility or portion of facility; network computer systems; data storage, processing, distribution Broad facility; servers, utilities, data management Where Allowed Permitted use in I-1/I-2 with conditions; accessory allowed with limits Permitted with conditions in C-2, C-3, CP/GCP, A-1 and A-2 (w/ a special permit) Principal use in PAD; accessory allowed under conditions Principal use in PAD only; accessory allowed with limits Principal via Specific Plan (PAD); accessory use in LI/HI Site & Bldg. Design Setbacks residential (300’)/non-residential (100’), screening, underground utilities, landscape buffers, building mass/height limits Setbacks (150’ from ROW or residentially zoned property), screening, landscape setback, enhanced architecture, lines 12k and below underground Setbacks residential (400’)/non-residential (base stds), PAD standards, landscape buffers, massing/façade treatments; flexible via PAD Setbacks, screened equipment, landscaping, architectural treatments Setbacks residential (400’), non-residential (100”), screening, underground utilities, landscape buffers, building mass/height limits Noise Noise study within 500 ft of residential; Baseline + post- construction + annual monitoring; mitigation Facility and associated equipment will not exceed 55 DB(A) between set hours and 45 DB(A) at night General operational compliance; enforcement tied to occupancy Baseline + post- construction + annual monitoring; mitigation; liaison Baseline + post- construction + annual monitoring; max level by use Backup Power Screened/setback; must meet noise limits Screened/setback; must meet noise limits Covered under operational/PAD review Restricted hours, notice, sound mitigation Diesel Tier IV, emergency use, limited hours Water & Utilities “Will-serve” letter; water source documentation Energy will serve letter, additional studies as requested (water, fire, hazardous materials Reviewed during PAD/special approval Considered during PAD review Must demonstrate adequate electricity/water; potable water prohibited for cooling Parking Reduced parking ratio w/ adequate space for expansion Minimum distance from transit; streetscape/shaded paths Minimum parking ratios defined Minimum parking ratios defined No special considerations 3.5.41. Data Centers A. Applicability. 1. Principle Use. Data centers are permitted to operate as a principal use in Industrial Districts subject to the requirements of this section. Any deviations from the requirements of this section may be requested through an application for a Planned Area Development as described in Section X.X.XX. 2. Accessory Use. A Data Center that meets all of the criteria below may be considered an accessory use and is not subject to the requirements of this Section. a. The Data Center exclusively serves the enterprise functions of the on-site property owner or tenant. b. The Data Center does not lease data storage or processing services to third parties. c. The Data Center occupies no more than 10% of the total gross floor area of all buildings on the site. B. Application Requirements. In addition to the requirements of section X.X.XX, an application for data center development shall include the following information: 1. Narrative. An explanation regarding how the development complies with each of the requirements of this section. 2. Operational Plan. An operational plan that provides evidence of compliance with all zoning, building, and fire safety regulations. 3. Electric Service Documentation a. The intended source of electric power for the development and documentation from the electric utility provider affirming sufficient power exists to serve the site. b. An assessment of future energy needs for the site. 4. Water Usage Documentation a. The intended source of water for the development, and documentation from the water provider affirming sufficient water resources exist to serve the site. b. An estimate of annual water consumption for the site. 5. Baseline Sound Study. The developer of a data center to be operated on a property within 500ft of a property that is planned or zoned for residential land uses, or other noise sensitive use as determined by the Development Services Director, must conduct a sound study performed by a qualified third-party acoustic engineer which documents all of the following: a. Baseline sound levels in the area of the proposed data center. b. The baseline sound levels measured at the property line of the nearest residential zoning district, residential use, or other sensitive uses as determined by the Development Services Director C. Development Standards 1. Setbacks. Any data center building, equipment for cooling, ventilating, or otherwise operating the facility, power generator, or other power supply equipment must be located: a. At least 300 feet from the property line of any adjacent property that is planned or zoned for residential land uses, or other noise sensitive use as determined by the Development Services Director. b. At least 100 feet from the property line of any adjacent property that is planned or zoned for any use other than residential or industrial uses. 2. Height. The maximum height of a Data Center, including all associated rooftop mechanical equipment and screening, is 66 feet. 3. Building and Site Design a. The data center shall be designed in compliance with the City of Goodyear Design Guidelines Manual. b. Sound Mitigation. The data center must be designed and built to incorporate sound mitigation methods sufficient to prevent the sound levels emanating from the data center (as determined by a third-party acoustic engineer) from exceeding the ambient noise levels that were observed in the baseline study. Design specifications for such sound mitigation shall be provided to the City and incorporated into the building design before building permit approval. c. Landscaping. i. Any tree removed as a result of powerline installation, relocation, or associated utility construction serving a data center facility shall be replaced to the extent feasible. Where relocation is not possible due to utility clearance requirements, the applicant shall install replacement trees elsewhere on the site. Replacement trees shall meet minimum size, species, and planting standards established in X.X.XX and shall be sited to avoid conflicts with overhead utilities and access easements. ii. Areas located beneath and adjacent to new or relocated overhead powerlines shall be landscaped with utility‑compatible vegetation, including shrubs, low‑growing trees, groundcovers, and other species approved by the City. Plant material shall be selected and arranged to ensure compliance with utility clearance requirements, provide visual screening of data center structures, and contribute to the overall landscape quality of the site. Vegetation shall be maintained to prevent encroachment into utility safety zones while preserving intended aesthetic and screening functions. 4. Screening of Mechanical Equipment and Substations a. Mechanical Equipment. Mechanical equipment shall be screened from public and private rights-of-way (except for private rights-of-way that are within the data center site) and from any adjacent property that is planned or zoned with any use other than industrial uses using one or multiple of the following methods of screening: i. A building that is visually integrated with the design of the overall development; or ii. A solid masonry wall, screen wall or panel, parapet wall, or other visually solid screen constructed of materials compatible with those used in the exterior construction of the principal building; these features shall be at least ten feet in height; chain link fencing with slats is not permitted to satisfy this requirement b. Substation Screening. All substations and related equipment, whether private or public, shall meet all of the following standards: i. The substation and related equipment shall be fully screened to a height of at least one (1) foot above the tallest piece of groundmounted equipment (e.g., buspar, transformer, etc.). ii. If the required screen wall exceeds 10 feet in height, vertical articulation is permitted, provided that the tallest piece of groundmounted equipment is fully screened from public viewpoints at multiple angles. 5. Utilities. The Data Center shall bear the full cost of undergrounding any adjacent or on- site electrical infrastructure that would otherwise be provided via overhead distribution and/or transmission as deemed necessary by the City of Goodyear Development Services Department in its sole discretion and approved by the applicable utility. D. Post Construction Operational Requirements 1. Sound Study at Certificate of Occupancy or Certificate of Completion Stage. Within 30 days of the issuance of a certificate of occupancy or certificate of completion, whichever occurs first, the operator of a data center which was required to conduct a Baseline Sound Study shall conduct a sound study performed by a third-party acoustical engineer. a. The study shall document noise levels emanating from the Data Center, during peak routine operation measured at the property line of the nearest residential zoning district, residential use, church, park, school, or other sensitive use as determined by the Development Services Director. b. If access to the property line of the nearest residential zoning district, residential use, church, park, school, or other sensitive use cannot be obtained from the property owner, the Development Services Director may allow the use of sound modeling to estimate the noise levels. c. If the noise levels exceed the baseline sound levels identified in the initial sound study, a mitigation plan shall be submitted with the sound study outlining the measures that will be taken to reduce the noise levels to the levels documented in the initial sound study. d. All mitigation measures identified in the sound study shall be implemented, and proof provided to the City, within 60 days of submitting the sound study. 2. Annual Sound Study Required. The operator of a data center which was required to conduct a Baseline Sound Study shall perform an annual sound study during peak routine operation for five (5) years after completion of the Sound Study at Certificate of Occupancy or Certificate of Completion Stage as identified in (a) above. a. The study shall document noise levels emanating from the Data Center as measured at the property line of the nearest residential zoning district, residential use, church, park, school, or other sensitive use as determined by the Development Services Director. b. If access to the property line of the nearest residential zoning district, residential use, church, park, school, or other sensitive use cannot be obtained from the property owner, the Development Services Director may allow the use of sound modeling to estimate the noise levels. c. The operator shall provide the results of the sound study to the City within 30 days of the anniversary of the date on which the certificate of occupancy or certificate of completion was issued by the City. d. If the noise levels exceed the baseline sound levels identified in the initial sound study, a mitigation plan shall be submitted with the sound study outlining the measures that will be taken to reduce the noise levels to the levels documented in the initial sound study. e. All mitigation measures identified in the sound study shall be implemented, and proof provided to the City, within 60 days of submitting the sound study. 3. Backup Generators. If the Data Center operator intends to use backup power generators on the parcel, the operator shall maintain a public website announcing the times when the generators will be in operation. a. Any operation of the backup generators for testing purposes shall be announced on the website at least 24 hours in advance. b. The operator shall also notify the City of Goodyear at least 24 hours in advance of a test. c. Unless the generators are supplying backup electrical supply during a power outage, backup generators may only operate between the hours of 9:00 a.m. and 5:00 p.m.. d. Routine testing and maintenance of backup generators associated with a data center shall be limited to no more than twenty (20) days per calendar month. e. Upon request by City staff, the Data Center operator shall provide the address of the website where the notices required by this Section are published.