CLARKSVILLE, TN (CLARKSVILLE NOW) – A proposed update to zoning regulations to make sure any future data centers have restrictions on water use, electricity use and noise has made its way to the Montgomery County Commission.

Regional Planning Commission Director Jeff Tyndall told the County Commission Monday the resolution will add protections for the community and, depending on feedback, will be taken to the City Council in the near future. 

Tyndall said that seven items are included in a checklist future applicants must follow to obtain data center approval from the Board of Zoning Appeals:

  • The property must be a minimum of 10 acres, and no larger than 100 acres.
  • The minimum setback from all zones, with the exception of M1 and M2, would be 100 feet.
  • Applicant must provide a noise plan proving the location and the extent of noise would be no greater than 3 decibels over ambient levels. 
  • The noise cannot exceed 55 decibels if the location is adjoining a property not zoned M1 or M2. (55 decibels is about equal to the hum of a household refrigerator.)
  • The applicant must provide a letter from the water provider confirming that the facility can supply water. If the facility must draw water from a surface water facility, the applicant must have appropriate approval from TDEC or other federal agencies.
  • The applicant must provide a letter from the power and gas provider confirming the facility is capable of providing electricity to the property.
  • The applicant is responsible for the costs of infrastructure improvements necessary to provide utility services to the facility, and the utilities needed are the sole responsibility of the data center. 

County commissioners voice concerns, questions

Commissioner Joshua Beal asked a series of questions, including if the County Commission can amend the zoning resolution. “Minimum setback from all zones is 100 feet, that includes residential. What would be the process if we wanted to amend that?” Beal asked.

Tyndall said the commissioner would have to bring the motion forward next week. If the amendment passes, the zoning resolution will then return to the Regional Planning Commission for at least a month, said Tyndall.

Beal asked why there is only a 100-foot setback required near residential properties.

“The current setbacks for M-1 and M-2 are 50 feet, so this doubles that,” Tyndall said. “They’re not typically polluters. The noise, if anything, is the one nuisance that comes off of it. Data centers are a lot like warehouses in the end, but with a large cooling facility.”

When asked about the strain on utilities, Tyndall said the current data center in Montgomery County – the Google Data Center that opened in 2019 – the local utilities can supply that. “I cannot speak on any additional data centers. There are actually none in the works; we’re trying to get ahead of this,” he said. “This is being proactive here. We do have a lot of land in the county that is zoned M-1 and M-2.

“While data centers are great taxpayers, they are not great employers, so they don’t provide a lot of jobs per acre. The county, Clarksville Gas & Water, TVA, currently can supply Google … but I would have to ask them, you would have to ask them, about if they can supply any additional ones at this point. But that’s why we would want those letters of service provided.”

Is there a limit for data centers in Montgomery County?

Commissioner Tiffany Pearl Manning asked if there is a limit on how many data centers can be developed in Montgomery County.

Tyndall said he believes the county’s limit would be driven by the availability of water and electrical resources. “Electric is a little easier to provide because electricity can jump across states fairly easy. Water availability gets a lot more difficult,” he said. “Once you get to a certain point, where a water plant is pumping out a certain amount, they have to start planning and funding an expansion.

“I believe at that point any water provider would say, ‘No, we cannot provide you. You’re either going to have to pay to upgrade our system or find somewhere else to go.”

Commissioner Lekeshia Hicks asked about air permits, as well as fuel storage for the generators.

Tyndall said that TDEC would be responsible for the air permit, while fuel storage would fall under the International Building Code. “This is just zoning – what you can and cannot do,” he said. “It’s understood that if you had generators you would have to store fuel on-site, but that would be handled with the International Building Code of how they’re installed and maintained.”

Community opposition: Why are regulations needed?

When the floor opened for public statements, Christine McNemar spoke in opposition of creating zoning rules for data centers. “Why do we need data centers?” she said. “I don’t understand why we are putting regulations in place for something that Montgomery County residents do not want.”

McNemar said we are losing our community and nature by allowing these facilities to be built. She questioned why this topic is being discussed when the community does not want it.

What’s next

The County Commission will continue the discussion with a possible vote at their next formal meeting on Monday, Oct. 19, 6 p.m. in the County Courthouse.

Correction: The next meeting has been rescheduled to Oct. 19 due to fall break.

Christian Brown contributed to this report.

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