Despite opposition from FREDA chairman Novak, Town Planning Commission forwards adjusted Data Center proposal

At its regular meeting on July 20th, the Front Royal Planning Commission edged out a late effort by the Front Royal EDA (FREDA) to get the commission to revert to an earlier version of an Ordinance to define and set rules for data centers in the town. In its June meeting, the commission considered a change that would have allowed a data center by-right and instead voted to forward a modified ordinance change that will require a Special Use Permit (SUP) for siting a data center. Subsequently, in its June 27th meeting, Town Council appeared to agree with the Planning Commission’s stance on the Special Use Permit and returned the ordinance change to the planning commission to incorporate the wording the commission had suggested. That was the version before the commission on Wednesday for their recommendation.

Town Planning Commission prepares for testimony on its Zoning Ordinance text amendment for submission to the town council for a second time.

Rick Novak, Chair of the Front Royal EDA, addressed the commissioners during the public hearing, followed by Vice-Chair Mark Tapsack. Novak had provided a package to the commissioners at the beginning of the meeting that recommended the adoption of the original by-right language.

Front Royal EDA Chairman Rick Novak extols the benefits of data centers in a presentation to the town Planning Commission

Among other information, the package listed Town revenue estimates from Real Estate and Personal Property taxes averaging $122,500 annually, without listing any expenses the town would incur in supporting a facility of this type. Industry research provides a wide variety of data about this rapidly spreading business, in which developers typically look for sites that can provide low real estate costs, ready access to utilities, and capacity for power and water. Relative to the size of facilities, data centers employ very few people on-site, usually between 5 and 30 full-time equivalents (FTE). That can cut both ways, as it means less impact on local schools or roads, but it also means that jobs – a large part of building a community’s economic health, are relatively few, even though they are generally well-paying. Combine that with rosy projections for tax revenues, and it is easy to see why many localities are signing on to the trend. During his presentation, Novak said that data center developers don’t like to share too much data, as the business environment is extremely competitive. That means that recruitment and negotiations with potential employers are often shrouded in secrecy and that consequently contributes to citizens’ mistrust of the process.

Technologies are rapidly evolving that reduce the power and water demands of these facilities, and more can be expected, but even with those increased efficiencies, data centers still impact the community and its resources. Land use decisions also can have unintended consequences.

Ultimately, the Commission voted to recommend its own version of the Ordinance with the provision for Special Use Permitting of Data Centers to the Town Council. The commission did not indicate in any of its discussions that it is opposed to data centers, only that there should be an opportunity for oversight and public input on a case-by-case basis.

The commission also conducted public hearings for two new short-term tourist rentals.

• Joy Allen and Patrick Masch for a commercial (C-1) zoned property at 425 North Royal Avenue
• Jerry and Martha Britton for a Commercial (C-2) zoned property at 18 East Stonewall Drive.

Martha Britton explains her short-term tourist rental application to the planning commission. The commission voted unanimously to recommend approval.

There were no speakers for either public hearing, and both applications were unanimously recommended for approval.

Ramzi Beidas has applied for a Special Use Permit (SUP) for two apartments on the ground floor of his Commercial (C-1) building at 650 W. 11th Street. The property is the former Royal Village Laundromat. There were no speakers for this public hearing, and the commission voted unanimously to recommend approval.

A fourth application from Poe’s River Edge LLC for a Special Exception for a new proposed private street to improve traffic flow through parcels at 508 Kendrick Lane was withdrawn prior to a public hearing for some engineering revisions.

The commission’s Consent Agenda was for three authorizations to advertise for a public hearing for short-term tourist rental SUPs:

• 107 Highfield Lane, by William and Melissa Gordon
• 12 Chester St., by Lea Justice
• 124 Luray Avenue, by Phillip Vaught

The commission voted to approve the authorizations to advertise unanimously, and the public hearings will be held on August 17.

Click here to watch the Front Royal Planning Commission Meeting on July 20, 2022.