Smyth County residents packed a public question‑and‑answer session earlier this week as Assistant County Administrator Clegg Williams and Board of Supervisors Deputy Clerk Madi Pitts addressed growing concerns over a proposed ordinance that would allow data centers in several zoning districts by special use permit. The meeting, which incorporated both in‑person and online questions, underscored the community’s desire for clarity on water usage, noise standards, tax revenue, and long‑term impacts on local infrastructure.
Pitts facilitated the discussion by relaying questions and directing inquiries to appropriate departments when answers fell outside administrative scope. While the session provided new details, many issues remain unresolved.
Water Capacity: No Countywide Limit, No Completed Study
Water usage dominated the conversation. Williams explained that Smyth County’s six separate water providers have different capacities, making a universal water‑use limit impractical. Under the proposed ordinance, data center applicants would instead work directly with the relevant provider—and, when necessary, the Virginia Department of Health (VDH) and Department of Environmental Quality (DEQ)—during the special use permit review.
Williams acknowledged that the county has not yet evaluated whether local water sources can support a data center. He contrasted Marion’s “phenomenal water source” with Rye Valley’s limited capacity, adding that water providers “are in the business of selling water” and will participate only if they have capacity.
Questions about groundwater impacts went unanswered. “We are discussing SUP language,” Williams said, noting that environmental studies would come later.
Financial Projections: High Potential Revenue
Williams highlighted the financial appeal of data centers, pointing to Mecklenburg County’s experience. A typical data center campus there carries a real estate value of roughly $1 billion, which—using Smyth County’s tax rate of $0.69 per $100—could generate about $7 million annually from a single campus. Smyth County expects to collect $14.5 million in total real estate taxes this year.
Mecklenburg’s data center revenue has funded new schools and major infrastructure upgrades. Williams noted that one facility paid to double the capacity of the local water plant and still has not exceeded its original permit level after 15 years.
Data centers typically employ 40–50 workers per building, with average salaries reported around $150,000.
Noise, Lighting, and Vibration Standards
Noise standards in the proposed ordinance include:
- 55‑decibel limit at the property line
- 52‑decibel limit where tonal noise is present
- Exemptions for emergency operations
Applicants would be required to hire an acoustic engineer, with monitoring every 90 days during construction and annually for 10 years after completion. Williams said the standards were borrowed from other jurisdictions. When asked about vibration impacts, he noted he is “not a sound engineer” and could only reference the adopted limits.
Lighting and setback requirements are also included in the ordinance.
Backup Generators and Environmental Requirements
Williams said the ordinance requires the highest environmental standards in the country for backup generators, which typically run weekly for testing. The ordinance would require these tests to occur during daytime hours. A question about emergency backup generation did not receive a direct answer.
Electric Grid Capacity
Questions about electrical demand were directed to Appalachian Power (AEP). Williams said AEP representative Jake Holmes indicated the company can provide the necessary power “without issue,” depending on the transmission line being tapped.
Transparency, NDAs, and Access to Studies
Residents asked whether supporting studies—such as utility analyses—would be made public. Pitts said the county is “as transparent as possible,” and documents can be requested, though AEP’s disclosure requirements are unknown.
When asked whether the county has nondisclosure agreements with data center companies, Pitts redirected the question to economic development, noting that clerk staff does not handle NDAs.
Land Availability and Tax Base Constraints
Williams presented a map showing Smyth County’s limited taxable land:
- 31% untaxed (state or federal)
- 47% enrolled in land‑use programs
- 20% paying full assessed value
He said this constrained tax base is one reason the county is exploring data centers. When asked how many farms have closed in the past five years, Williams said he did not know.
Community Impact and Public Sentiment
Williams described benefits seen in other rural areas: long‑term construction activity, increased business for hotels and restaurants, residents renting rooms to workers, and infrastructure improvements funded by tax revenue. He said citizens in one North Carolina town “forgot the data center was there,” adding, “Data centers just kind of exist.”
Public sentiment remains divided. Dr. Wassum asked why people don’t want data centers. Williams said attitudes have shifted in the past 18 months, though Wassum disagreed noting that no citizens spoke in favor of data centers at the previous public hearing.
Potential Sites
Williams said only two properties in Smyth County are large enough to host a full data center campus—typically 200 acres with 3–5 buildings. He did not identify the locations before the livestream ended. Those attending the meeting verified that the meeting continued for at least a half hour past the termination of the live streamed portion and also that one site stated was the General Shale Brick Yard.
Williams concluded by emphasizing that the special use permit process ensures public involvement and regulatory oversight. He said the county is trying to “crack the door open” for data centers while maintaining compliance and protecting community interests.
The video can be viewed here.
