HomeMy WebLinkAboutCouncil Presentation - Data Center Draft OrdinanceData Center Draft
Ordinance
Jason Angell, Development Services Director
Jane Fairall, Town Attorney
Draft Ordinance
1. Define Data Center use
2. Principal use standards
a. Specific Plan/Rezoning only
b. Buffering certain corridors
3. Accessory use standards
a. Use matrix
4. Design standards
a. Site design standards
b. Building design standards
5. Questions for Council
17-1-6 Definitions
Data center: A facility used primarily for the storage, management, processing, and transmission of
digital data, which houses computer or network equipment, systems, servers, appliances and other
associated components related to digital data operations. The facility may also include air
handlers, power generators, water cooling and storage facilities, utility substations, and other
associated utility infrastructure to support sustained operations at the data center.
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Principal Use
Principal use: The primary or predominant use of any lot or parcel.
❖ Data centers are not allowed as a principal use unless a specific plan (SP) is adopted
through the standard rezoning process.
❖ Data centers shall not be located within the buffer zones identified - W. Marana Rd. & W.
Tangerine Rd.
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Buffer Zones
2,640' (0.5 mile) buffer .;.
® 1,320' (0.25 mile) buffer
0 0.38 0.75 1.5
Miles
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Specific Plan
Requirements
An application for a specific plan created for the purpose of data center development shall
include the following information:
l . The baseline noise study and noise contour exhibit required by paragraph G below.
2. Approval from the electric utility provider for the site.
3. An assessment of future energy needs for the site.
4. An estimate of annual water consumption for the site.
5. The intended source of water for the development.
6. Anything else?
Specific Plan
Requirements
"Paragraph G" Noise Attenuation
Requires a developer of a data center (principal or accessory use) to hire a third -party
acoustic engineer to conduct a baseline sound study and produce a noise contour exhibit
depicting the anticipated noise levels for the data center development.
l . Data center must be designed and built to incorporate sound mitigation methods.
2. Before certificate of occupancy, conduct another third -party study to assure noise levels
do not exceed those shown in the noise contour exhibit.
3. Perform an annual noise study to assure the site remains in compliance and provide
result to the town.
Accessory Use
Uses AG RA ER NR GR MR RR NC VC LI HI
Industrial
Data center X X X X X X X X X A A
Accessory: A use customarily incidental and subordinate to the main building or principal
use.
Data centers are permitted in LI and HI zoning districts as an accessory use only and only
when all of the following are true:
1. The data center occupies no more than 10% of the site.
2. The data center is used to serve the enterprise functions of the on -site property owner and
is not used to lease data storage and processing service to third parties.
3. The data center complies with any applicable development standards for accessory use
data centers, set forth in section 17-6-13.
Site Design
Standards
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Building placement and orientation
• Buildings shall orient principal facades, including visitor, staff and administrative
entrances, to primary adjacent roads.
• Loading docks and service entries shall not face or be visible from public right-of-way.
• Loading docks permitted on only one side of the building.
• Refuse collection area must be fully screened on all sides.
Lighting
Must comply with the town of Marana lighting code.
Site Design
Standards
Setbacks
Any data center building, equipment for cooling, ventilating, or otherwise operating
the facility, power generator, or other power supply equipment must be located at
least [50-400] feet from the property line of any adjacent property that is planned or
developed with any use other than industrial uses.
Generators
• Data centers shall use only tier IV or newer backup generators.
• Except for generator testing or commissioning activities, generator use is limited to
backup/emergency use only.
• Generator testing shall be limited to weekdays between 8:00 a.m. and 5:00 p.m.
Site Design
Standards
Screenina of mechanical eaubment and substations
• All equipment necessary for cooling, ventilating, or otherwise operating the facility,
including generators or other power supply equipment, must be fully enclosed within the
building, except where determined by the town council to not be mechanically feasible.
• Substations and mechanical equipment outside the building shall be screened from all
public and private rights -of -way and adjacent properties using one or multiple of the
following methods:
• Existing vegetation that will remain on the property.
• A visually solid fence, screen wall or panel, parapet wall, or other visually solid screen.
• Ground mounted equipment is prohibited in front yards.
• Mechanical equipment shall be located and screened with materials that help to
reduce sound impacts on surrounding properties.
• Electric power lines, except electrical transmission lines carrying 48kV or more, shall be
located underground.
Site Design
Standards
Landscape buffers
• A landscape buffer is required to screen the data center from adjacent properties.
• Any side or rear yard abutting property that is planned or developed with any use
other than industrial uses shall include one of the following:
• Commercial zoned/planned properties: a minimum 50-foot buffer. Use of existing
mature landscaping or a landscaped berm. Berms shall be a minimum height of 6
feet and planted with a minimum of 320 plant units per 100 feet.
• Agricultural, residential, or mixed use zoned/planned properties: a minimum 100-
foot buffer. Use of existing mature landscaping or a landscaped berm. Berms shall
be a minimum height of 10 feet and planted with a minimum of 320 plant units per
100 feet.
• Natural topography and preservation of existing vegetation may be substituted for the
above requirements.
• Utilities shall not be located within the buffer.
Site Design
Standards
Table 3. Plant unit equivalents
ii 9 a MR A& A& A&
1large deciduous or evergreen tree
1 medium, small, or compact deciduous or evergreen
tree
1 shrub
1 ornamental grass
1 perennial
Plant unitkI
10
61
2
1
0.25
Site Design
Standards
Fencing
Fencing of the property is
permitted; however chain -link
fencing, with or without slated
inserts, and barbed wire fencing
are prohibited along public or
private street frontages.
Building Design
Standards
Massing and scale
Buildings shall use broad, large-scale
architectural gestures to provide
variety and modulation in facade
and massing as seen from the public
rights -of -way.
Building height
Maximum building height of 55 feet
is allowed, with an additional 10 feet
permitted for rooftop mounting of
mechanical equipment.
Building Design
Standards
Principal fagade
• Applies to all building facades that face adjacent existing or planned public roads or that
face properties with any existing or planned use other than industrial uses.
• Must incorporate differentiated surfaces at every 150 horizontal linear feet or no less
frequent than 3 times the average height of the building, including:
• Fenestration; and
• A change in one of the following design elements:
• Building material
• Pattern
• Texture
• Color
• Accent materials
• Must include building step -backs or recesses, which shall be a minimum of two feet in depth.
• Buildings with more than one principal facade, the principal facades must be consistent in
terms of design, materials, details, and treatment.
Building Design
Standards
Fenestration (the arrangement, proportioning, and design of windows and doors in a building)
• Must comprise at least 30% of the total surface coverage area of the principal facade.
• Must be located in separated, individual placements or clustered bays; and
• Each placement or bay may count towards no more than 7.5% of such total surface
coverage area.
• Must be distributed horizontally and vertically across the principal facade.
• Fenestration must be compatible with other design, materials, details, and treatment used
on the same principal facade.
Building Design
Standards
Main building entryways
A data center building must include a
main entrance feature that is
differentiated from the remainder of
the building facade by a change in
building material, pattern, texture,
color, or accent material. The
entrance feature must also either
project or recess from the adjoining
building plane.
E19
Building Design
Standards
Exterior colors and materials
• Use of neutral color palette; avoid high -contrast colors.
• Accent colors shall complement the dominant building color, and any color change shall
occur where changes in the building plane or recesses are provided.
• Colors shall not act as advertisements or billboards.
• Building exteriors shall use materials with texture and character.
• Changes in materials shall be reflected in massing or offsets. Maximum of three primary
materials.
• Emphasis on the pedestrian experience.
following architectural features:
• Overhang
• Canopy or portico
• Recesses or projections
• Arcade
• Raised corniced parapets over the entrance
• Tower elements
• Variation in the roof line
All buildings shall include at least 5 of the
Questions
Specific Plan Application (slide 7)
1. Any other requirements?
Buffer Zones (slides 5 & 6)
1. Do we like the concept of buffer zones?
2. Does the council agree with the proposed zones? Any others?
3. Buffer distance?
Accessory Use (slide 9)
1. Data center occupies no more than 10% of the site.
Setbacks (slide 1 1)
1. Council's thoughts? We've seen 50 - 400 feet setbacks in our research.
Building Height (slide 16)
1. Maximum 55 feet plus an additional 10 feet for rooftop mounted mechanical
equipment.
Discussion & Direction