What Warren County’s City-County Planning Commission data center regulations require

BOWLING GREEN, Ky. (WNKY) – After months of discussion surrounding potential data center developments across the commonwealth, the Warren County city-county planning commission recommended an ordinance to legislative bodies in the county on where and how future data centers can operate within city limits on March 19.  

The legislative bodies of Warren County Fiscal Court and the cities of Bowling Green, Smiths Grove, Oakland, Plum Springs and Woodburn are given a deadline of June 17 to take action before it would be automatically authorized for the individual body by the CCPC. Bowling Green City Commission approved a first reading on Tuesday, June 2. Warren County Fiscal Court approved a first reading on Thursday, June 11.

The ordinance does not approve a specific data center project. Instead, it creates a new set of rules that any future proposal would have to meet before moving forward.

News 40 reviewed the ordinance so you don’t have to. Here are 10 things you need to know:

DATA CENTERS ARE NOW THEIR OWN CATEGORY IN THE ZONING ORDINANCE

The ordinance creates a new “Data Center” land-use category within Bowling Green’s zoning code.

Previously, data centers were not specifically identified in the zoning ordinance, meaning potential facilities could be reviewed under existing industrial zoning classifications.

The new regulations establish specific standards city officials can require from future applicants, including information about utilities, water usage, infrastructure impacts and operations.

DATA CENTERS MUST MEET STRICT SETBACK REQUIREMENTS

The ordinance creates separation requirements between data centers and surrounding properties.

A data center building must be located at least:

• 500 feet from property lines.
• 1,500 feet from residential, agricultural and commercial uses.
• 1,500 feet from schools, churches, hospitals and nursing homes.

Additional requirements apply to exhaust stacks and emissions points connected to on-site energy systems, which must be at least 2,000 feet from residential, agricultural and commercial uses.

DEVELOPERS MUST PROVE UTILITIES CAN HANDLE THE DEMAND

Applicants must provide documentation showing how a proposed facility would impact electric demand, grid interconnection, water usage, wastewater and stormwater systems.

The ordinance requires written verification from applicable service providers showing the infrastructure can support the project without negatively affecting existing customers.

Any required utility improvements needed to serve the project would be the responsibility of the applicant.

The ordinance also requires applicants to coordinate with utility providers and pay for any infrastructure improvements needed to support the facility.

COOLING SYSTEMS MUST USE A CLOSED-LOOP SYSTEM

One of the major concerns discussed during meetings has been water usage.

The ordinance requires all liquid-cooled data center equipment to use a closed-loop cooling system.

A closed-loop system continuously recirculates water through the cooling process instead of constantly requiring new water.

During the commission discussion, BGMU President and CEO Mark Iverson explained that BGMU’s own small Tier 2 data center uses a similar system.

WATER MANAGEMENT PLANS ARE REQUIRED

Applicants must submit a water management plan explaining expected water usage and conservation measures.

The ordinance requires developers to use available technology to reduce water waste, maximize efficiency, reclaim and recycle water when possible, and minimize impacts on local water resources.

Applicants must also address wastewater impacts and cannot discharge cooling water into wastewater systems unless it has been minimized and properly treated.

LARGE BUILDINGS MUST MEET APPEARANCE STANDARDS

The ordinance includes requirements designed to reduce the visual impact of large-scale facilities.

Data center buildings must include design features that break up large exterior walls, with facade breaks required at certain intervals.

The side of a facility facing a public roadway must have an office-building appearance rather than a large industrial wall.

Loading and unloading areas must also be located on the side or rear of buildings when possible.

BACKUP GENERATORS AND ENERGY SYSTEMS ARE REGULATED

The ordinance places limits on backup power systems.

Generators may only operate during emergencies, power outages or approved testing.

Routine testing is limited to weekday afternoon hours and cannot occur on weekends or holidays unless there is an emergency.

Applicants must provide details about generator capacity, fuel storage and emissions.

DATA CENTERS MUST ADDRESS NOISE, GLARE AND HEAT

Developers must provide information showing how a facility will limit impacts beyond the property line.

The ordinance requires applicants to address:

• Noise impacts.
• Lighting and glare.
• Heat generated from operations.

Facilities cannot create excessive heat impacts on neighboring properties, public areas, vegetation or buildings.

DEVELOPERS MUST HAVE A PLAN IF THE FACILITY SHUTS DOWN

The ordinance requires a decommissioning plan before construction begins.

The plan must outline how the facility would be closed, removed or restored if operations end.

A registered professional engineer must prepare the plan, including estimated cleanup costs, timelines and how the property would be restored.

Developers must also provide financial assurance, such as a bond or letter of credit, to ensure cleanup costs do not fall on taxpayers.

THE ORDINANCE DOES NOT APPROVE A DATA CENTER… IT SETS THE RULES

City officials have emphasized that the ordinance is not approval for any specific data center project.

Instead, it establishes the standards any future proposal would have to meet.

Future data center applications would still go through the city’s review process, including evaluations involving planning officials, utility providers and other applicable agencies.

The goal of the ordinance is to create a framework for evaluating future proposals while addressing concerns about infrastructure, utilities and community impacts.

During the Bowling Green City Commission meeting on June 16, the commission will be voting on Articles 3, 4, 5, 8 and adding Appendix C.