In a notable display of foresight, Jefferson County officials are actively working to establish a comprehensive regulatory framework for data centers before a single development application has been filed for its unincorporated areas. This preemptive approach, driven by the Economic Development Objectives Committee, involves a meticulous collaboration between county leaders, engineering consultants, and community representatives. The central goal is to create a robust legal structure that not only safeguards the local environment and community interests but also positions the county as an attractive destination for responsible, high-quality technology developers. By defining the rules of engagement in advance, the county aims to avoid the reactive and often contentious decision-making processes that can arise when massive industrial projects are proposed without prior planning, ensuring that any future growth aligns with the region’s long-term vision.
A Framework for Responsible Growth
The Economic Development Objectives Committee is systematically constructing this new regulatory landscape, having convened for its third meeting on the topic on December 17 to specifically address wastewater management, stormwater control, and air quality standards. This session followed a prior meeting on December 3, which focused on ordinances governing light, noise, and water supply. A significant element of these deliberations is the direct involvement of engineers from Olsson, a Chesterfield-based engineering and design firm, who provide critical technical insights into the operational realities of modern data centers. This expert input ensures that the proposed regulations are scientifically sound and practically enforceable. The committee’s composition, which includes Jefferson County Council members alongside volunteer citizens like Chris Howard, a Cedar Hill resident and 2026 County Executive candidate; Clinton McBride of LiUNA Local 110; and Bobby Kaye, president of the Lorenzen Candle Corp., is designed to weave a diverse array of local perspectives directly into the fabric of the new policies.
Underscoring the county’s commitment to a deliberate and open process, officials have emphasized that this work is entirely preparatory. Councilman Bob Tullock confirmed that no active proposals from data center developers for unincorporated Jefferson County currently exist. He characterized the committee’s efforts as a proactive study of potential impacts, designed to prevent the county from being forced into rushed and poorly informed decisions down the road. In a parallel move to bolster transparency, Councilman Billy Crow announced the launch of a new “Data Center Information Updates” section on the county’s official website, jeffcomo.gov. This public-facing portal serves as a central repository for information, providing residents with access to video recordings of all committee meetings and copies of presentations. This initiative ensures that the entire community can remain informed and engaged as the conversation around these significant new regulations continues to evolve.
Addressing Environmental Concerns Head-On
A primary focus of the committee’s work has been to directly confront public anxieties surrounding the potential environmental impact of data centers, particularly concerning wastewater. Concerns were raised about the possible use of per- and polyfluoroalkyl substances (PFAS), also known as “forever chemicals,” in cooling systems and the associated risk of groundwater contamination. Lauren Stanton, an assistant engineer from Olsson specializing in wastewater treatment, addressed this issue, explaining that while closed-loop cooling systems do utilize chemical additives like antifreeze and corrosion inhibitors, she has never encountered PFAS in data center wastewater during her professional experience. While specific chemical formulas are often proprietary, Stanton emphasized that all systems are subject to rigorous water quality standards, requiring extensive sampling and monitoring before any water is discharged, whether to a local sewer district or a dedicated on-site treatment plant. In light of these complexities, County Services Director Mitch Bair proposed a stringent regulatory framework requiring developers to submit a detailed “wastewater impact assessment” with any proposal. This mandatory assessment, prepared by a qualified engineer, would need to provide exhaustive details on the facility’s wastewater, including its chemical composition, flow volumes, and temperature, alongside a thorough analysis of its impact on the receiving sewer system. Furthermore, any approved facility would be bound by an ongoing compliance mandate, requiring the submission of semiannual reports detailing discharge volumes and a complete chemical analysis of the wastewater.
The committee also formulated progressive new rules to manage stormwater runoff and air quality. Recognizing that the vast, impervious surfaces of data centers, such as rooftops and parking lots, can dramatically increase the risk of local flooding, Bair outlined a significant change to county standards. The proposed regulations will require developers to submit a stormwater management plan demonstrating that post-development peak runoff rates are quantitatively less than the pre-development rates across a range of storm severities, from one-year to 100-year events. This marks a proactive shift from the current standard, which merely requires that runoff not exceed pre-development levels. On air quality, discussions centered on emissions from essential backup diesel generators. Building upon existing U.S. Environmental Protection Agency (EPA) regulations, Bair proposed that Jefferson County adopt a local rule mandating all data center generators meet or exceed the EPA’s Tier 4 standards—the most stringent in the nation. To minimize community disruption, routine generator testing would be restricted to weekdays between 10 a.m. and 4 p.m. and coordinated with the county. Data centers would also be obligated to submit semiannual air compliance reports, including test logs, emissions data, and any violation notices from state or federal agencies.
Charting a Course for Community and Economic Benefit
With a solid environmental framework taking shape, the committee established a clear path forward to address the socio-economic dimensions of potential development. A subsequent meeting was scheduled for January 7, where the agenda shifted to drafting a community benefit agreement (CBA) and a workforce development clause. These instruments were designed to ensure that any large-scale project would deliver tangible, direct benefits to the local populace. A CBA, as envisioned, would be a legally binding contract that could require a developer to commit to specific actions, such as local hiring quotas, established wage standards, or financial contributions to community services and infrastructure. In tandem, a workforce development clause would obligate the developer to prioritize the hiring and training of Jefferson County residents, creating a direct pipeline to new, high-tech jobs. Following that meeting, Bair’s staff was tasked with spending several months meticulously drafting the official legal language for the complete suite of proposed regulations. The comprehensive draft proposal was tentatively scheduled for presentation to the Planning and Zoning Commission on March 12, an event that was planned to include a public hearing to solicit further community input before any final decisions were made by the county.
