New rules would preserve by-right development for qualifying properties while requiring public review for many future data centers elsewhere in the county.
2-MINUTE BRIEF
WHAT’S PROPOSED: Prince William County is considering reducing its Data Center Opportunity Zone Overlay District from about 9,698 acres to approximately 3,654 acres, a reduction of about 62%.
WHAT WOULD CHANGE: About 237 qualifying parcels would remain in the overlay. Many future data centers outside that area would instead require a Special Use Permit, bringing those projects before the Planning Commission and Board of County Supervisors for public hearings.
WHAT’S NEXT: The Planning Commission is scheduled to hold a public hearing Sept. 9 at 7 p.m. at the McCoart Building. County planning staff recommends approval. The Board of County Supervisors could consider the changes later in September.
Prince William County is considering a major change to where data centers may be built by right, potentially removing more than 6,000 acres from the county’s existing data center overlay.
The proposal would reduce the Data Center Opportunity Zone Overlay District by approximately 6,044 acres, leaving about 3,654 acres on 237 qualifying parcels, according to the county’s Sept. 9 Planning Commission staff report.
The county also proposes closing the overlay to future expansion.
Properties that remain inside the revised overlay and meet the county’s eligibility requirements could retain by-right data center development rights. Many future projects outside the overlay would instead need a Special Use Permit.
That process requires additional county review and public hearings before the Planning Commission and Board of County Supervisors.
The proposed rules would also prohibit data centers in agricultural, residential, PMR, B-2, B-3 and village zoning districts.
Who Would Remain in the Overlay?
The proposed boundary largely preserves properties where data center development has already progressed through portions of the county approval process.
As of Aug. 13, county staff identified:
- 1 parcel totaling 22 acres with approved data center proffers
- 78 parcels totaling 1,757 acres with approved final plans
- 3 parcels totaling 23 acres with final zoning determinations
- 155 parcels totaling 1,852 acres with applications submitted for county quality-control review
Together, those categories account for approximately 237 parcels and 3,654 acres.
The proposal also includes a limited 90-day period after adoption for certain pending data center applications to qualify under the revised rules.
County planning staff recommends approval of the changes.
Why the County Is Reconsidering the Rules
The Board of County Supervisors began the current review in March.
The Board paused the effort in May for additional discussion with residents, industry representatives and supervisors, then initiated a revised proposal in June.
The changes come as Prince William County continues to experience significant data center development, particularly in areas surrounding Manassas.
One current example is Microsoft’s proposed MNZ07 Wellington Data Center on approximately 123 acres near University Boulevard and Wellington Road.
According to Virginia Department of Environmental Quality records, the project includes two one-story data center buildings, an electrical substation, water-storage facilities and stormwater ponds.
The project illustrates the scale of data center investment continuing in the Manassas area even as Prince William considers tighter rules for future development.
What Happens Sept. 9
The Prince William Planning Commission will hold a public hearing on the proposed changes at:
7 p.m. Wednesday, Sept. 9
McCoart Building
1 County Complex Court, Prince William, VA
The Planning Commission will make a recommendation to the Board of County Supervisors.
The Board would make the final decision on whether to adopt the new overlay boundaries and zoning rules.
Prince William County also maintains an interactive data center map showing approved, proposed, under-construction and completed projects throughout the county.
SOURCES
Prince William County Planning Office, Special Use Permit process
Virginia Department of Environmental Quality, Microsoft MNZ07 Wellington Data Center records
Prince William County Planning Office, interactive data center development map
