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R-26-0081 1. New District Classiflcation. Revise Section 35-170 to create a new primary zoning district classiflcation of “Southern Virginia Mega Site District, M-SVMS”, identifled as Division 14, upon the following terms. 2. Intent of M-SVMS; Eligibility for Rezoning. a. The intent and purpose of the Southern Virginia Mega Site District (hereinafter referred to as "M-SVMS") is to be a district that is unique to those parcels which comprise the Southern Virginia Mega Site at Berry Hill, the contiguous property positioned for large- scale industrial development by the Danville Pittsylvania Regional Industrial Facilities Authority designated on the property boundary entitled “Southern Virginia Megasite at Berry Hill M-SVMS – Exhibit A”, dated December 2025, attached hereto and incorporated herein as Exhibit A. b. No property will be eligible for rezoning to M-SVMS unless it is contiguous with other land that is zoned M-SVMS. Section 35-142 shall not apply to the M-SVMS District. c. Any division of land within M-SVMS for purposes of creating conservation area shall not be subject to the requirements of the Pittsylvania County Code Chapter 18 Subdivision Ordinance. 3. Permitted Uses within M-SVMS as Matter of Right. All uses permitted in M-2 and all uses identifled on Schedule 1 attached hereto shall be permitted by-right in M-SVMS. 4. New M-SVMS Industrial District Regulations. a. Performance Standards. i. All standards applicable to M-2 shall apply to uses in M-SVMS, except that (i) Data Center uses in M-SVMS shall only be governed by the standards for Data Centers set forth herein, and (ii) Power Station uses in M-SVMS shall only be governed by the standards for Power Stations set forth herein. ii. The rezoning of any property outside of the M-SVMS District subsequent to the adoption of the M-SVMS District shall not affect the previously applicable M-SVMS provisions for setbacks, screening, buffers, noise, and any other requirements under the M- SVMS District and the provisions of the M-SVMS District related to adjacent non-M-SVMS zoned properties shall not be applicable. b. Site Development Plans. i. In M-SVMS, the Zoning Administrator shall have sole authority to administratively review and issue flnal approval of Site Development Plans. Site Development Plans shall not be subject to review by any other authority. 2 ii. The Zoning Administrator’s review of Site Development Plans shall be limited to verifying (i) the Site Development Plan complies with applicable Federal codes and regulations and the statutory provisions applicable to site plans required by the Code of Virginia (1950), as amended, (ii) the Site Development Plan application complies with Section 35-753 of the Ordinance, and (iii) the Site Development Plan otherwise conforms with the applicable requirements of M-SVMS. c. Data Center Standards. The following standards shall apply to any Data Center use within the M-SVMS District. i. Water. To the extent the applicable municipal water system can supply the demand, Data Centers utilizing water-based cooling systems shall be connected to a municipal water system. ii. Height. The maximum height for a Data Center shall be 150 feet, as measured from grade; provided, however, rooftop elements such as mechanical equipment, elevator and stair overruns, parapets, guardrails and safety railings, screening enclosures, telecommunications equipment, and other rooftop appurtenances shall all be excluded from the calculation of Data Center height. iii. Screening. 1. Power generators, water cooling systems, storage facilities, and any other mechanical infrastructure necessary for the operation of the Data Center other than water storage tanks and Power Stations must be screened from major arterials/interstates and from abutting residentially zoned properties. 2. Any solid screening walls visible from an adjacent public street must be constructed with a design, materials, details, and treatment compatible with those used on the nearest principal façade of a building but may include perforated surfaces as needed for ventilation of mechanical equipment. iv. Design. Principal façade of a Data Center that is visible from major arterials or interstates must incorporate façade articulation and avoid long, undifferentiated surfaces by including at least two of the flve following design elements: change in building height, building step‑backs/recesses, fenestration, changes in materials, texture, color, or use of accent materials. v. Setbacks. 1. Guard houses and accessory structures shall not be located closer than 250 feet to the property line of any adjacent residentially zoned properties. 3 2. Ground mounted mechanical equipment must be setback a minimum of 100 feet from the property line of any adjacent residentially zoned properties. vi. Buffers. 1. A one hundred foot (100’) wide buffer yard is required in order to screen Data Centers from adjacent major arterials/interstates and non-M-SVMS zoned properties. Such buffer yards (i) may be collocated within the setbacks required under this section, (ii) shall be installed on an earthen berm that has a minimum height of six feet (6’) above the level of the grade existing at the property boundary line at the time of Site Development Plan review and a slope not steeper than 2:1, and (iii) shall include a minimum 100-foot- wide landscaped area comprised of any existing vegetation supplemented as needed with a staggered row of planted trees and large shrubs. All rows of planted vegetation shall be evergreen plantings of varieties native or adaptable to the region, with one (1) row consisting of a variety expected to reach a minimum height of twenty-flve feet (25’) and the remaining rows of varieties designed to reach at least flfteen feet (15’) in height at maturity. All evergreens shall be a minimum of six feet (6’) in height at time of planting. 2. Within required buffers, existing forest resources shall be preserved whenever possible. Notwithstanding the requirements of this section, the use of natural topography and preservation of existing vegetation, supplemented by new vegetation, if needed, may be substituted for the above requirements when found by the Zoning Administrator to provide visual screening from adjacent land uses at a density, depth, and height reasonably equivalent to the buffer yard with an earthen berm. 3. Security fencing and utilities may be located within and parallel to required buffers. 4. Access roads may cross required buffers at approximately right angles, provided the crossing may vary up to flfteen (15) degrees from the line drawn perpendicular to the centerline of the required buffers at the intended crossing location. vii. Safety Response Plan. 1. The owner or operator of the Data Center shall coordinate with the County Fire and EMS personnel to provide materials, education and/or training on how to safely respond to on-site emergencies. 2. Prior to issuance of a building permit for a Data Center, the owner or operator of the Data Center shall provide the Zoning Administrator with a safety response plan that is acceptable to the Director of Public Safety or its designee, and provides protocols for how to safely respond to emergencies at on-site facilities. The owner or operator of the Data Center shall promptly provide the Director of Public Safety any updates to the safety 4 response plan to the extent updates are required as a result of changes to onsite operations, and shall respond to requests from the Director of Public Safety conflrming whether there have been any updates to the safety response plan no less than annually. 3. All access roads shall be wide enough to accommodate safe ingress and egress of emergency vehicles. Access over emergency routes on the property for County Fire and EMS personnel providing emergency services shall be agreed upon in the approved safety response plan. viii. Generators. Maintenance and emissions compliance testing shall be limited to weekdays between 9:00 a.m. and 5:00 p.m., provided that generators may be tested outside of this window to the extent necessary to comply with limits, restrictions, or prohibitions on emissions testing imposed by local, state and/or federal authorities during those hours, and/or as required under applicable Virginia Department of Environmental Quality regulations and permits. ix. Noise. Data Centers located adjacent to residentially zoned properties shall not be operated or participate in the operation of any stationary noise source or any source of sound or noise which generates a sound pressure level when measured at the property line that exceeds the limits set forth in the Pittsylvania County Noise Ordinance, Section 41-6, Industrial Land Use Category. x. Security Fencing. 1. If the facilities are enclosed in security fencing, all such security fencing shall be a minimum of 6 ft. in height and designed with features to deter climbing. 2. The location of security fencing shall be shown on the Site Development Plan. d. Power Station Standards. The following standards shall apply to any Power Station use within the M-SVMS District. i. Height. The maximum height for a Power Station, including combustion turbine stacks, shall be 220 feet, as measured from grade. The maximum height may be increased by one foot for each additional foot of minimum setback from the property line. ii. Base Setbacks. All structures comprising a Power Station use shall be set back a minimum of 500 feet from the property line of any adjacent residentially zoned properties. iii. Buffers. 1. A one hundred foot (100’) wide buffer yard is required in order to screen Power Stations from adjacent major arterials/interstates and non-M-SVMS zoned properties. Such buffer yards (i) may be collocated within the setbacks required under this section, (ii) 5 shall be installed on an earthen berm that has a minimum height of six feet (6’) above the level of the grade existing at the property boundary line at the time of Site Development Plan review and a slope not steeper than 2:1, and (iii) shall include a minimum 100-foot- wide landscaped area comprised of any existing vegetation supplemented as needed with a staggered row of planted trees and large shrubs. All rows of planted vegetation shall be evergreen plantings of varieties native or adaptable to the region, with one (1) row consisting of a variety expected to reach a minimum height of twenty-flve feet (25’) and the remaining rows of varieties designed to reach at least flfteen feet (15’) in height at maturity. All evergreens shall be a minimum of six feet (6’) in height at time of planting. 2. Within required buffers, existing forest resources shall be preserved whenever possible. Notwithstanding the requirements of this section, the use of natural topography and preservation of existing vegetation, supplemented by new vegetation, if needed, may be substituted for the above requirements when found by the Zoning Administrator to provide visual screening from adjacent land uses at a density, depth, and height reasonably equivalent to the buffer yard with an earthen berm. 3. Security fencing and utilities may be located within and parallel to required buffers. 4. Access roads may cross required buffers at approximately right angles, provided the crossing may vary up to flfteen (15) degrees from the line drawn perpendicular to the centerline of the required buffers at the intended crossing location. iv. Safety Response Plan. 1. The owner or operator of the Power Station shall coordinate with the County Fire and EMS personnel to provide materials, education and/or training on how to safely respond to on-site emergencies. 2. Prior to issuance of a building permit for a Power Station, the owner or operator of the Power Station shall provide the Zoning Administrator with a safety response plan that is acceptable to the Director of Public Safety or its designee, and provides protocols for how to safely respond to emergencies at on-site facilities. The owner or operator of the Power Station shall promptly provide the Director of Public Safety any updates to the safety response plan to the extent updates are required as a result of changes to onsite operations, and shall respond to requests from the Director of Public Safety conflrming whether there have been any updates to the safety response plan no less than annually. 3. All access roads shall be wide enough to accommodate safe ingress and egress of emergency vehicles. Access over emergency routes on the property for County Fire and EMS personnel providing emergency services shall be agreed upon in the approved safety response plan. 6 v. Maintenance. The owner or operator shall maintain the Power Station in good condition. Such maintenance shall include, but not be limited to, painting, structural integrity of the equipment and structures and, as applicable, maintenance of any required buffer areas. vi. Noise. During operation, a Power Station located adjacent to residentially zoned properties shall not produce a noise level when measured at the property line that exceeds the limits set forth in the Pittsylvania County Noise Ordinance, Section 41-6, Industrial Land Use Category. vii. Security Fencing. 1. The facilities shall be enclosed by security fencing. 2. All security fencing shall be a minimum of 6 ft. in height and designed with features to deter climbing. 3. The location of security fencing shall be shown on the Site Development Plan. 7 Exhibit A Property boundary of M-SVMS Property 8 Schedule 1 • Accessory Structure. Subordinate building/structure on the same lot as and incidental to the principal building or land use (for example, without limitation, storage facilities, security buildings, administrative buildings, gazebos, carports, private greenhouses, sheds, etc.). Fences shall not be an accessory structure. • Brewery or Distillery. A Commonwealth-licensed industrial facility where beer or spirits are manufactured for sale; capacity exceeds 15,000 barrels/year (brewery) or 5,000 gallons/year (distillery). On premises consumption is permitted as an accessory. • Car Wash. Facility for washing and/or waxing motor vehicles using automated or semi automated methods or similar equipment, operated by patrons or others; treated as a separate use, not merely accessory to gas stations or auto service. • Conservation Area. An area in which the renewable resources of soil, water, wildlife, and/or forest are protected, managed and preserved, including, without limitation, for purposes of generating offset credits as may be required by the applicable governmental authorities of the Commonwealth of Virginia to develop any other property located within M-SVMS, all in accordance with applicable laws and regulations. • Construction Building or Yard, Temporary. Temporary building/structure or laydown area used to manage a construction site or store equipment, materials, and appurtenances. • Construction Yard. An establishment primarily engaged in construction activities, including outside storage of construction materials and equipment; typical of building contractors’ yards. • Data Center. A facility used primarily for the storage, management, processing, and transmission of digital data, which houses computer and/or network equipment, systems, servers, appliances, and other associated components related to digital data operations. Such facility may also include air handlers, power generators, water cooling and storage facilities, utility substations, security booths, and other associated utility infrastructure, security infrastructure, accessory structures, storage areas and ancillary uses that support development of and operations at a Data Center. • Laboratory, Research, and Development. An establishment for research, compounding or packaging of scientiflc products, and research/development in technology intensive flelds; may include prototype development and associated light manufacturing. 9 • Laundry Service, Commercial/Dry Clean. Establishments primarily providing laundering, cleaning, or dyeing services other than personal services; typical uses include bulk laundry/cleaning plants, diaper services, and linen supply. • Manufacturing, Heavy. Processing or converting raw or unflnished materials into different articles or substances, often with signiflcant external effects (e.g., noise, smoke, vibration, odor) or risks involving hazardous materials. • Manufacturing, Light. On site production, assembly, packaging, or fabrication of goods within enclosed structures without signiflcant external effects; retail sales may be incidental. • Manufacturing, Small-Scale. Small scale maker or production uses using shared or individual tools/machinery to make products; may include design, processing, assembly, testing, repair, packaging, and incidental retail/wholesale and training. • Mini Warehouse. Self storage facility of enclosed rental storage units/cubicles; only storage is permitted within units. • Mixed-Use Structure. A building containing residential uses in addition to non- residential uses permitted in the zoning district. Mixed use structure should not be confused with a mix of uses each in separate structures in a single development. • Office, General. The use of land wherein the primary use is the conduct of a business or profession such as, but not limited to, accounting, tax preparation, lenders and securities brokers, architecture, computer software or information systems research and development, engineering, insurance, law, management, organization and association offices, psychology, theology, real estate, and travel. Radio and television stations are also included. Retail sales do not comprise more than an accessory use of the primary activity. This deflnition does not include Medical Office. • Outdoor Storage. The use of land wherein the primary use is the keeping of goods, materials, or merchandise outdoors on the same parcel for more than 24 consecutive hours. • Park, Public. Publicly owned/operated parks, gardens, open spaces, picnic areas, playgrounds, and indoor/outdoor recreational facilities; distinct from Public Use. • Power Station. A facility, system, or similar use whose primary purpose is the generation, production, storage, transmission, distribution and/or offsetting of electric power for offsite and/or onsite consumption, fueled by transmission power, natural gas, wind, solar, battery, and/or another form of renewable or nonrenewable energy. Such facilities may include, without limitation, electrical switching facilities and stations, 10 substations, interconnection facilities, transmission lines and related towers, gas or oil transmission lines, pumping stations, metering stations, compressors, battery cells, unmanned telephone exchange centers, microwave and radiowave transmission and relay towers, wastewater treatment plants, water towers, and other associated utility infrastructure, security infrastructure, storage facilities, accessory structures, storage areas, and ancillary uses that support development of and operations at a Power Station and/or a Data Center. • Public Use. Use of land exclusively for public purposes by federal, state, or local government or authorities (e.g., emergency services, libraries, public offices); excludes parks and public recreational facilities. • Recreational Vehicle Storage Facility. Area used for a fee to store recreational vehicles and boats not currently in use; may be incidental to a marina. • Recycling Facility. Enclosed facility where recoverable resources (e.g., paper, glass, metals, oil, tires) are recycled or reprocessed so they may be used again in production; excludes junkyards/salvage yards. • Restaurant, General. Establishment dispensing food or beverages for on premises consumption, such as cafes, delis with seating, tea rooms, and similar. • Restaurants, Mobile. Readily movable wheeled cart, trailer, or vehicle designed/equipped to prepare and sell food at temporary locations; includes food trucks, trailers, and carts. • Sawmill or Planing Mill, Permanent. Permanently located facility that processes timber regardless of origin; may include wood processing and wood manufacturing (e.g., planing, chipping, pallets). • Sawmill, Temporary. Portable sawmill or chipping mill processing timber cut only from the host property or immediately adjacent, commonly under common ownership. • Telecommunications Facility. Any unstaffed facility for the transmission and/or reception of radio, television, radar, cellular telephone, personal paging device, specialized mobile radio (SMR), and similar services. A broadcasting or communication tower usually consists of an equipment shelter or cabinet, a support tower or other structure used to achieve the necessary elevation, and the transmission or reception devices or antenna. • Telecommunications Facility, Small-Cell. Wireless facility where each antenna is within an enclosure of ≤6 cubic feet (or flts in an imaginary enclosure ≤6 cu ft) and all other associated equipment totals ≤28 cubic feet, with specifled exclusions from the volume calculation. 11 • Tradesperson Service. Tradesperson service means an establishment or place of business primarily engaged in providing a speciflc trade service to individuals. Typical uses include plumbing, electricians, and landscapers. This deflnition does not include vehicle repair or construction material sales. • Transportation Services. Passenger ground transportation services provided by public, private, or nonproflt entities, including bus, taxi, and limousine services. • Truck/Freight Terminal. Land used for switching, storing, assembling, distributing, consolidating, moving, repairing, weighing, or transferring freight by road or rail; rail appurtenances may be incidental. • Vehicle Repair Service. Repair and/or maintenance of automobiles, noncommercial trucks, motorcycles, motor homes, RVs, or boats, including sale/installation/servicing of parts and equipment; typical uses include tire, wheel/brake, and oil/lube services; minor repairs/routine maintenance. • Veterinary Hospital. Establishment rendering medical and surgical treatment of animals; any boarding of domestic animals must be incidental, indoors, and short term unless also permitted as a commercial kennel. • Warehousing and Distribution. Enclosed storage, warehousing, and dispatching of goods; typical uses include wholesale distributors, e commerce fulflllment centers, storage warehouses, data centers, and moving/storage flrms; incidental fieet parking/fueling may be accessory.