Tucson’s Planning Commission is debating tighter rules around data center development. If passed, these would apply to any planned data center project that is larger than 25,000 square feet or exceeds 20 megawatts of energy demand.
The city was prompted to create a specific zoning code given the public’s overwhelming rejection last fall of Project Blue, a massive data center in development 20 miles east of Tucson city limits in unincorporated Pima County. Project Blue’s energy demand is expected to be 500 to 700 megawatts. It will cover 13 million square feet.
City staff has been gathering feedback on proposed development standards from the public, mayor and council for months.
He says water concerns are the primary reason residents oppose local data center development.
“[There is] the perception that we don't have adequate water supply to support large-scale data centers, concerns about energy demands, utility needs and infrastructure concerns about rate stress or increased electrical rates due to the construction of large-scale data centers.
“We heard a lot of feedback of outright opposition to large-scale data centers within the city,” Struve said.
In the two-hour hearing, which included 40-minutes of public comment, the commissioners debated how much authority the city has in dictating this type of development, and whether or not the proposed code went far enough to protect public interests.
Commissioner Valerie Lane is from Tucson’s Ward 5.
“No matter what we do right now in the city of Tucson, these guys went to our neighbor's backyard and are going to build one anyway, and they got well permits from the state. That's three different government entities that are not talking to each other.
“This is outside the purview of the zoning code, but having a regional conversation between governing bodies and coming up with a plan that works for the southwest for the state of Arizona seems essential,” said Lane.
Given the city is “unable to regulate energy or water use specifically through zoning within the state of Arizona,” Struve said, “the amendment is really intended to establish land use standards and a public review process.”
Shortly after Project Blue’s rejection, the City Council approved a Large Quantity Water User program for its water utility, Tucson Water. Under this system, any existing or new customers that plan to use more than 7 million gallons of water per month are required to disclose their projected water demands and develop conservation measures that align with the city’s long-term water planning goals.
According to the Planning Commission Memorandum, interested data centers would need to apply as a planned area development (PAD). Unlike most zoning types in Tucson’s code, this would not be a develop-by-right land use. Instead, the developer would have to meet a series of specific demands, which the commission and City Council are seeking to finalize.
The proposed PAD regulations would create stricter requirements for residential setbacks, noise levels, electric grid risk mitigation and natural habitat preservation.
Commissioners are extending the hearing to incorporate more stipulations that were raised Wednesday. These will include more-specific language around on-site energy generation rules to include renewable energy sources; site decommissioning standards; and stronger protections for natural resources and habitat.
The commission must deliver its recommendations to the mayor and council within 45 days.
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