HUTCHINSON, Kan. — The Hutchinson Planning Commission continued working through proposed regulations for data centers Tuesday night at City Hall, discussing where facilities could be built, how much water they could use and what protections would be in place if a facility closes.
Commissioners reviewed draft regulations prepared by city staff following several months of public meetings and discussions with stakeholders. A formal public hearing is scheduled for Nov. 10.
Under the proposal, large-scale data centers would only be allowed in the Kansas Enterprise Industrial Park and Kimbell Industrial Park. Commissioners agreed to keep the 100,000-square-foot threshold for defining a large-scale facility.
Smaller data centers could be permitted in other industrial areas with a conditional use permit.
One of the longer discussions Tuesday centered on whether data centers located within the two designated industrial parks should also be required to obtain conditional use permits.
Vice Chair David Inskeep favored keeping that requirement, saying it would give residents another opportunity to weigh in on individual projects.
"It's an opportunity to pump the brakes and let people put eyes on it," Inskeep said.
Other commissioners questioned the need for another approval process if a developer already meets the city's regulations.
Commissioner Rod Calhoun argued that requiring conditional use permits for facilities in areas specifically designated for data centers would defeat much of the purpose of creating detailed regulations.
A majority of commissioners appeared comfortable allowing facilities in the two industrial parks without conditional use permits, although the issue could be revisited before the ordinance is finalized.
Commissioners also discussed how much space an existing business could dedicate to data processing before it would be considered a standalone data center.
The commission settled on using 20% of a building's usable space as a starting point. Williams said the threshold would help distinguish server rooms used by businesses such as hospitals and banks from facilities operating primarily as data centers.
Water consumption was another major topic.
The proposed regulations would require data centers to use air-cooled or closed-loop cooling systems, or another water-efficient system approved by the city engineer. Open-loop evaporative cooling systems would not be allowed as the primary cooling method.
Commissioners discussed placing limits on water usage but wanted more information from city utility officials before deciding on a number. They also discussed how often facilities should report water consumption and what penalties could apply if limits are exceeded.
The draft also includes noise restrictions of 60 decibels during the day and 50 decibels overnight, along with limits on when backup generators could be tested.
Planning Commission Chair Elaine Carter asked for stronger language requiring approval from the Hutchinson Fire Department before a data center could open.
"I would like it to say that basically, fire department has to sign off on this plan," Carter said.
Commissioners agreed the requirement should be included in the next draft.
The commission also spent time discussing what happens when a data center shuts down.
Commissioners supported requiring developers to submit plans for removing equipment and cleaning up a property when operations end. They also discussed requiring financial guarantees, such as bonds or letters of credit, to help cover those costs.
Carter said she wanted to make sure the city would not be left paying to clean up an abandoned facility.
"I definitely want some earmarked funds that are already set aside," Carter said. "I don't want it to fall on our tax base."
During public comments, residents raised additional concerns about water usage, possible environmental contamination and emergency response procedures.
Karen Drake, who lives near Kimbell Industrial Park, questioned how nearby residents would be notified of problems at a data center and whether emergency responders would have the necessary training.
Williams said city staff will continue working on the regulations and consulting with utility officials before the next meeting.
The Planning Commission will hold a public hearing on the proposal Nov. 10 at 5:30 p.m. The regulations could then go before the Hutchinson City Council on Dec. 1, although Williams said that date could change depending on council membership.
No final action was taken Tuesday.
In other business, two subdivision applications, Mill Creek Crossing Phase III Addition and The Wesley Third Addition, were deferred to Nov. 10 while applicants address comments from city staff.