Evaluate a Proposed Data Center in Your Community

This guide helps you systematically assess a proposed data center in your community, covering environmental, economic, infrastructure, and regulatory aspects. You’ll learn what questions to ask, what documents to review, and how to weigh the pros and cons before making your decision.

What You’ll Need

• Access to the proposal documents (often available from your local planning department or city council website)
• Contact information for your local elected officials and planning staff
• Basic understanding of your community’s zoning and land-use regulations
• Notebook or spreadsheet to track your findings
• Time to attend public meetings (check your local government calendar)

Step-by-Step

1. Review the proposal documents. Obtain the full application, including site plans, environmental impact assessments, and any studies the developer has submitted. Look for details on building size, power needs, water usage, and construction timeline.
2. Understand the water usage. Data centers often use large amounts of water for cooling. Ask for the estimated daily and annual water consumption, the source of that water (municipal, well, recycled), and what happens to the water after use (evaporation, discharge, or treatment). Compare this to your community’s current water capacity and future needs.
3. Assess the power requirements. Find out the expected electrical load in megawatts (MW). Ask whether the local utility can handle this load without upgrades, and who pays for those upgrades. Also ask about the source of power (renewable, natural gas, coal) and whether the facility will use backup diesel generators, which have air quality and noise implications.
4. Evaluate the environmental impact. Look for studies on air emissions (from generators), noise levels (from cooling fans and equipment), and any impact on local wildlife or wetlands. Check if the site is in a floodplain or other sensitive area. Consider the heat generated by the facility and how it will be dissipated.
5. Check the zoning and land use. Verify that the proposed location is zoned for this type of use. If a zoning change or variance is needed, understand what that process involves. Ask about setbacks from residential areas, schools, and parks.
6. Analyze the economic benefits. Look at the developer’s claims about job creation (how many permanent jobs, what types, and what salaries). Estimate the property tax revenue the facility would generate. Compare this to the costs of providing municipal services (water, sewer, police, fire) to the site. Be wary of tax abatements or incentives that reduce the net benefit.
7. Consider the construction impact. Ask about the construction timeline, number of daily truck trips, and hours of operation. Inquire about dust control, traffic management, and road repairs. Find out if the developer will post a bond to cover any damage to public roads.
8. Attend public meetings and hearings. Go to the planning commission and city council meetings where the project will be discussed. Listen to the developer’s presentation and the questions from officials and other residents. This is your chance to voice concerns and get answers on the record.
9. Ask about decommissioning. Find out what happens at the end of the facility’s life. Will the developer be required to remove the building and restore the site? Is there a financial guarantee in place to cover this cost?
10. Consult independent experts. If the project is large or complex, consider hiring an independent consultant (engineer, environmental scientist, or economist) to review the developer’s claims. This can be done individually or by pooling resources with neighbors or a local civic group.
11. Write to your elected officials. Summarize your findings and concerns in a clear, respectful letter or email. Ask specific questions and request that your concerns be addressed before any approval is granted.
12. Make a decision and share it. Based on all the evidence, decide whether you support, oppose, or want to modify the proposal. Share your position with your neighbors and officials, and encourage others to participate.

Common Mistakes

• Focusing only on jobs. The promise of employment can overshadow real costs like water depletion or increased traffic. Always weigh the full picture.
• Ignoring the cumulative impact. One data center might be fine, but if several are planned, the combined effect on water, power, and traffic could be significant.
• Not reading the fine print. Tax abatements, water rights, and easements are often buried in the application. Read every document carefully.
• Assuming the developer’s studies are unbiased. Environmental and economic reports are often paid for by the developer. Ask for third-party verification.
• Waiting until the last minute. Public comment periods are often short. Start your review as soon as you hear about the proposal.

Tips

• Ask about water recycling. Some data centers use closed-loop cooling that recycles water, drastically reducing consumption. This can be a major point in favor.
• Look at the noise study details. Find out if noise levels are measured at the property line or at the nearest home. Nighttime noise is often more disruptive than daytime.
• Check the emergency response plan. Data centers house flammable coolants and high-voltage equipment. Make sure your fire department is equipped and trained to handle potential incidents.
• Consider the visual impact. Even if the building is not tall, it may be large and brightly lit. Ask about lighting design and screening.
• Talk to other communities. Find out if the developer has built data centers elsewhere. Call the planning department in those communities and ask about their experience.

Troubleshooting

• If the developer is not answering your questions: Submit a formal public records request for all communications and studies. If that fails, contact your local media or an environmental law organization.
• If you feel overwhelmed by the technical details: Ask the planning staff to explain in plain language. They are there to serve the public. If they are not helpful, consider hiring an expert for a few hours of consultation.
• If the approval process seems rushed: Request an extension of the public comment period. You can also ask the planning commission to table the vote until all questions are answered.
• If you discover a mistake in the application: Point it out in writing to the planning department and the developer. This can delay the process and force a more careful review.
• If public meetings are held at inconvenient times: Ask for an evening or weekend meeting, or request that a virtual option be provided. Many communities now offer hybrid meetings.

Frequently Asked Questions

• How many jobs does a data center really create? Typically, a data center creates about 50-150 permanent jobs, mostly in maintenance, security, and engineering. Construction jobs are temporary. Compare this to the land area and water/power use.
• Do data centers use a lot of water? Yes, especially those with evaporative cooling. A large facility can use millions of gallons per day. Ask about the cooling technology and water recycling.
• Are data centers noisy? They can be, due to cooling fans and backup generators. Noise levels depend on the design and distance from homes. Ask for a noise study and visit a similar facility if possible.
• Will my property value drop? It depends. Some residents worry about this, but there is no clear evidence that data centers lower property values, especially if they are well-designed and screened. However, the visual and noise impact could affect desirability.
• Can the data center run on renewable energy? Some do, either by purchasing renewable energy credits or building on-site solar. Ask about the developer’s commitment to renewables and whether it is contractual.
• What happens if the company goes bankrupt? The building may sit empty, but the site will still need maintenance and security. Ask about a decommissioning bond that covers demolition and site restoration.

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