DOUGLAS COUNTY PLANNING & ZONING MEETING WALDROP DATA CENTER SUMMARY
”Those people are going to have to put up with that noise and crap for six or seven years.”—Planning & Zoning Board Chairman Brig Simmons
TC Atlanta Development, Inc. - a request for a Future Land Use Map amendment from SL (suburban living) & PRC (parks, recreation & conservation) to CC (commerce center), a rezoning from R-LD (residential low density) to LI (light industrial) and a special use permit to allow a data center over 50,000 square feet, a utility substation, and exceed the impervious surface limit in the Dog River Secondary Basin. The project is located at Veterans Memorial, Mason Creek and Old Post Road. Land lot(s) 135, District 2, Section 5 & Parcel(s) 2. Land lot(s) 136, District 2, Section 5 & Parcel(s) 33. Land lot(s) 153, District 2, Parcel(s) 1, 7 & 8. Land lot(s) 154, District 2, Section 5 & Parcel(s) 22. Lot size: 164.7 acre(s). Application signed by Drew Fredrick. Commission District #4. This application was tabled from the January 7, 2025 meeting.
Tonight’s meeting had a full house as citizens filled the benches.
There has been an increase of the building of 300,000 square feet from two buildings to three buildings of a total of 1.7 million square feet. The transmission easement has been moved closer to Winston Park. Staff recommends that the application be denied. A list of ten lengthy conditions were read from Allison Duncan should it be approved.
The public hearing was open for those who were in support of the application. Henry Bailey, counsel for the applicant, spoke first. He stated there had been no changes to the plan. Bailey stated they were not in support of three of the conditions. Next to speak was Al Dobbs, a resident. He stated that approving the data center would be a positive change.
”Time is now for the change of Douglas County.”—Al Dobbs
He stated that the revenue from the data center would fund arts, infrastructure, and lower taxes.
Matthew Shank spoke in support. Shank and Dobbs were wearing “Advocates for change” t-shirts. He stated that “data centers are essential.”
It was then said that the time it takes for people to get up to the podium was part of the fifteen minutes.
The third person seemed to have a medical emergency. The man was helped to a bench and the screen went to an image of the courthouse for a short time.
Tracey Danley Williams spoke in support.
Issac Isall spoke in support.
Gary Sparks spoke in support.
”Soon as I walk in the place, I get called a traitor.”—Gary Sparks
Homer Danley spoke in support.
The public hearing was then opened for those opposing the proposed data center.
Annetta Danley Stembridge spoke in opposition.
”I don’t understand why you have to put a data center in the middle of a community when Douglas County has thousands and thousands of acres of land…you’re going to destroy the community.”—Annetta Danley Stembridge
Stembridge stated she spoke to someone today who had a data center from Trammel Crow put in their community.
”It was destroyed.”—Annetta Danley Stembridge
Stembridge stated Douglas County is the 7th worst county in the state when it comes to crime.
“I just beg you not to destroy our community.”—Annetta Danley Stembridge
Ronnie Chestnut spoke in opposition.
”These are people that come in and prey on communities like ours.”—Ronnie Chestnut
Chestnut stated most of their data centers were in underserved and minority areas.
”All change ain’t good. All change is not good.”—Ronnie Chestnut
Michelle McIntosh spoke in opposition.
”I’m not sure what other motivation would be for rezoning other than greed.”—Michelle McIntosh
Marvin McIntosh spoke in opposition.
”The staff has already said that this shouldn’t be done, it shouldn’t be approved.”—Marvin McIntosh
Mr. Danley, the man who had a medical emergency earlier, was wheeled in in a wheelchair to voice his support.
Planning and Zoning opened up the public hearing for two more minutes for opposition to “even it out” but no one came forward.
Rob Thomas asked about staff’s recommendation for denial. Allison Duncan showed the Winston Small Area Plan from the future land use map and stated that a data center was not contemplated for the area. Small commercial and residential were on the land use map for the area. Thomas stated that if this was approved, it would attract more nonconforming businesses to the area.
Duncan stated they have received six inquiries for data centers and two inquiries for battery centers.
”We did not contemplate it to moving into this part of the county.”—Allison Duncan
Brandon Pennamon asked Trammel Crow about the uniformity and asked if they had considered the facade and make it “appear more communal to residential areas.”
”It doesn’t seem like it really matches that area.”—Pennamon
The representative for Trammel Crow stated it would be difficult but that was why they put in buffers.
Pennamon asked Euguene from appraisal about the tax value of the development. Eugene stated the taxable income would be $1.9 million annually.
”It could go up or down.”—Eugene
It was then revealed that the income would be about a billion dollars.
”I just wanted to put some true light on that number when it comes to our community.”—Brandon Pennamon
One Planning and Zoning member asked the WSA if Trammel Crow has to use sewer. WSA said no they do not but they want to. WSA said Environmental Health would have to approve it.
Frank Payne asked Bruce Mercer of Transportation about the traffic study.
”Minimal cars.”—Mercer
Brandon Pennamon asked Trammel Crow if they would ever go septic. They stated they would not.
Chris Small, the Board of Education representative, asked Tyler Cooksey with Trammel Crow about the school impact. Cooksey stated they had talked with Winston Elementary School and stated there were no concerns.
Stephanie Harris from Trammel Crow stated that the data center would not have any noise hazards or hazards to health.
The Planning & Zoning Board threw it over to the BOC for questions.
BOC Vice Chair Mark Alcarez uggested a warehouse could be put there with the waldrop farm area being used as a driveway. Allison Duncan stated it would not be feasible because of the stream.
”Warehouses are inquiring about this peice of property.”—BOC Vice Chair Mark Alcarez
BOC Vice Chair Mark Alcarez asked Trammel Crow to explain the security on the site. Trammel Crow stated it would be “fully gated and fenced” with a security gate.
BOC member Whitney Kenner Jones asked about any tax abatements. Allison Duncan stated there are none.
Trammal Crow stated that the parking lot would be pervious pavement. Pervious means that water can soak through the pavement and be absorbed by the ground.
BOC member Whitney Kenner Jones asked if any residential developements had inquired about the property. Allison Duncan stated that it was all data centers and battery centers.
BOC member Whitney Kenner Jones asked if they have “even considered” different paint colors or brick to “help it blend in better”.
Trammel Crow stated they “can make facade adjustments if that’s a requirement.”
BOC member Henry Mitchell stated that he liked the facade suggestion and asked them if it was a condition “you would be okay with.”
Trammel Crow stated they wouldn’t have a problem with it.
BOC member Henry Mitchell asked them if they were okay with the conditions. Trammel Crow stated they wanted three of the conditions changed and/or removed, in one case.
Allison Duncan reminded the boards that they recommended denial because of transmission lines that would probably be going over residential properties.
”We can’t control the offsite nature of…”—Trammel Crow
BOC member Henry Mitchell asked if the water demands would be enough for WSA. WSA stated that it would be sufficient. WSA said they would not be using water for cooling.
BOC member Henry Mitchell asked how the sewer line would be run. WSA stated it would go up Mason Creek Road to Post Road, then under the interstate.
BOC member Henry Mitchell asked what type of fencing. Trammel Crow stated it would be chain link and a landscape buffer outside the fencing.
BOC member Henry Mitchell asked about potential jobs. Trammel Crow stated there would be an estimated 156 jobs, net 200.
BOC member Henry Mitchell asked Allison Duncan about the conditions that Trammel Crow is opposed to.
Allison Duncan stated the BOC needed to approve with all conditions because that is what citizens have seen.
”Certainly we’re not interested in doing a stone facade…stone, brick, I don’t know”—Trammel Crow
BOC member Henry Mitchell asked them how much they would change it to look more like the community.
”We are flexible on the facade. We want to work with the community.”—Stephanie from Trammel Crow
”I know you’re good, Allison. I got confidence in you.”—BOC member Henry Mitchell
BOC member Martin Raxton asked about the project schedule.
Trammel Crow stated they would “build one building after the next.” They stated it would be three years before the equipment is there. Each building will take two years to build.
BOC Chair Romona Jackson Jones asked about the elevation of the building and that it would be able to be seen from the interstate. Trammel Crow stated “it’s a combination of both”. Jones asked if it could be pushed away from Old Post Road. Trammel Crow stated “it’s as far east as we could make it”.
BOC Chair Romona Jackson Jones mentioned the community was excited about getting sewer and asked the WSA if the citizens would have to pay. WSA stated they do charge $4,675 sewer connection fee per person.
”The Water and Sewer Authority is not a party to any of those agreements.
”I would discourage that simply because the county can not enforce private agreements.”—County legal
BOC Chair Romona Jackson Jones moved on without allowing Trammel Crow to state if they would be paying each resident’s $4,675 sewer connection fee and asked about possible trash issues. Trammel Crow stated trash would not be an issue.
BOC Chair Romona Jackson Jones asked about the “alternate plans to disrupt normal traffic flow”.
Trammel Crow stated there would be 300-400 cars a day during construction and they would make sure mud on the road “gets cleaned up.” They stated there would also have to be road improvements.
”You will see a little bit of the building, but you won’t see all of the building.”—Trammel Crow
BOC Chair Romona Jackson Jones thanked Trammel Crowe for consulting with an industrial hygenist.
Map amendment
Rob Thomas made a motion to approve the map amendment. Frank Payne seconded.
Passed
Went to BOC
BOC Mark Alcarez made a motion to approve. BOC member Martin Raxton seconded.
Mitchell yes
Jones Yes
Raxton Yes
Alcarez Yes
Chairman Jones abstained
Planning & Zoning took up the rezoning application.
Rob Thomas asked for discussion. He was told no. He stated he needed clarification on the conditions and asked if there was a condition requiring the project to be on sewer. Duncan stated there was not but it could be added.
Rob Thomas made a motion to approve the rezoning application with the added condition that it be required to connect to sewer.
Planning and Zoning passed with one abstention.
Went to BOC for approval.
BOC Vice Chair Mark Alcarez made a motion to approve and added an additional condition that the applicant work with staff regarding the facade.
Raxton seconded.
BOC member Henry Mitchell asked Allison Duncan if the rezoning will stay with the property or the project and asked if the rezoning will stay with the property. Duncan stated the rezoning would run with the land. If the data center goes away, it will still be the new zoning.
Motion carries—everyone voted yes, except for BOC Chairman Jones who abstained.
Rob Thomas made a motion to approve the special use permit with an added condition that the project be required to connect to sewer. It was seconded.
BOC Vice Chair Mark Alcarez made a motion to approve the special use permit. Raxton seconded.
”This decision did not come lightly. This has worn on me for months.”—BOC Vice Chair Mark Alcarez
”I just made the decision the best I thought I could for my community.”—BOC Vice Chair Mark Alcarez
”I know what it’s going to bring to this community.”—BOC Vice Chair Mark Alcarez
”I’m not going to make everybody happy.” —BOC Vice Chair Mark Alcarez
Everyone voted yes with Chairman Jones abstaining.
The data center on the former Waldrop Farm property passed.
”Those people are going to have to put up with that noise and crap for six or seven years.”—Planning & Zoning Board Chairman Brig Simmons
