Data Center Site Selection Across Dallas-Fort Worth

In today’s fast-paced digital world, the demand for data centers is skyrocketing. Identifying and assessing sites for development requires a comprehensive understanding of various factors to ensure operational efficiency, cost-effectiveness, and long-term sustainability. This process involves evaluating a range of criteria, including geographic location, infrastructure quality, energy availability, and environmental impact.

The ideal data center site needs robust connectivity and reliable power, and resilience against natural disasters, along with favorable conditions for cooling systems. Furthermore, local regulations, economic incentives, and proximity to end-users play significant roles in the decision-making process.

Whether you are a seasoned developer or new to the industry, understanding these elements will help you make informed decisions and ensure that your data center meets the demands of a rapidly evolving technological landscape.

Here are a few key elements for quickly identifying and assessing sites for data center development.

Research and Due Diligence to Identify Constraints

At Bohler, we prioritize early due diligence to uncover site constraints and challenges that could affect project success. By collaborating closely with clients, we align our assessment with their risk tolerance and goals through the evaluation of environmental conditions, regulatory requirements, and infrastructure capabilities.

Identifying red flags early enables Bohler to address challenges before they escalate, ensuring smoother planning, cost control and alignment with the client’s objectives.  This proactive approach keeps projects on track and mitigates risk effectively.

Access to Power

Power is the leading factor in data center development, making utility availability a top priority. At Bohler, our deep-rooted partnerships with power and utility providers are key to streamlining this process. We leverage these relationships to help clients navigate the complexities of coordinating with multiple agencies, and ensure the necessary infrastructure is in place and that the power supply is guaranteed.

Texas’ independent power grid enhances the attractiveness of the sites, providing an added layer of reliability crucial for data center operations. Furthermore, the state’s commitment to clean energy aligns with the sustainability goals of many developers. Many potential data center sites are near substations and switchyards. By engaging a land development partner like Bohler upfront, developers can maximize the developable area and secure reliable power.

This proactive approach not only mitigates potential delays but also enhances project continuity, providing clients with a smooth and reliable development experience. By effectively managing these critical connections, we ensure project progress without interruption and meet all power requirements efficiently.

Water Capacity

Data centers can require significant water capacity for cooling. Assessing whether a site has adequate access to water and the capacity to meet cooling needs is a key consideration. This involves not only identifying current water resources but also planning for future demand to ensure sustained operations. As municipality interest in green initiatives rises, using reclaimed water is a great option that can save millions of dollars over potable or domestic water.

See Related: 3 Site Selection Considerations for Data Centers

Fiber Network

Additionally, with the high volume of information and data exchange fiber access and redundancy is crucial for data center feasibility, underscoring the need for comprehensive connectivity. Even if fiber is not immediately accessible, the site could still be viable with a cost-effective route to bring fiber to it. If no space is available in the public right-of-way, there may be added time to coordinate a route across private land with those landowners.

Geotechnical and Environmental Investigation

Data center campuses in the Dallas-Fort Worth area often span hundreds of acres, typically ranging from 200 to 400 acres, or more. Given the scale of these sites, geotechnical and environmental investigations are crucial in helping to identify and address critical issues such as soil stability, water tables, jurisdictional waters, and the presence of endangered species or cultural resources.

Engaging specialists early in the development process ensures that the property is developed to its full potential, facilitates informed decision-making, and lays the groundwork for effective site civil design.

Zoning Review to Strategize Permitting Approach

Designing and obtaining approval for data centers can be challenging, particularly when municipal codes and zoning master plans do not specifically define or address this use. Data centers may fall under multiple zoning classifications or require unique approvals when they are a new concept for the municipality.

See Related: 3 ways evolving data center regulations benefit the industry

When municipal codes lack provisions for data centers, developers often pursue variances to adhere to the code’s overall intent while accommodating the specific needs of the project. Common variances include deviations from setback requirements, height limitations, parking requirements, or architectural guidelines. Developers often justify these exceptions by demonstrating how their projects align with broader community goals, contribute to economic growth, and provide substantial technological and infrastructure improvements.

Another option is to rezone the property – in as little as three months in some locations – to a zone that allows data centers. With this approach, developers don’t necessarily have to state publicly their intention to build a data center, often making it easier to obtain approval. The key is to work with a site civil engineering consultant and local land use attorney who can assist in navigating the zoning and entitlement processes and keep the project moving to hit the end delivery date.

To clearly define a “data center,” evolving zoning regulations are gradually accompanying the expansion of data center development outside of the data center capital in northern Virginia and beyond. Bohler’s mission critical team is at the forefront of shaping new zoning regulations tailored to accommodate the growing demand for data center development. Our efforts are focused on improving the current perception around data center development, and highlighting the benefits that they can bring to the area, including job creation, increase tax revenue, site improvement and upgrades to the local infrastructure. By collaborating closely with city officials, Bohler is advocating for measures that strike a balance between attracting data center investment and addressing community concerns.

Moreover, Bohler is actively involved in identifying optimal sites for clustering data center development, leveraging synergies to enhance operational efficiencies and redundancies. Our expertise extends to providing recommendations for infrastructure enhancements, laying the groundwork for sustainable growth in the data center sector while fostering community harmony.

Community Engagement to Ease Concerns

In the era of growing data centers, fostering community collaboration is essential. Through proactive communication, like Town Hall-style meetings, you can build relationships within the community and better address their apprehensions and concerns.

Data centers are good neighbors. They generate very little traffic and, unlike other property types, don’t strain community resources such as law enforcement, fire departments, and schools. However, misconceptions about data centers do exist, and concerns are increasing as facilities move closer to residential areas. Topping the list are size, appearance, traffic, and noise.

Bohler helps shift perspectives and bring communities on board by explaining how noise will be mitigated through natural or manufactured buffers that keep sound on site and demonstrating ways of making facilities more visually appealing. Presenting innovative approaches that avoid the “gray box” model also builds trust in the team behind the project and consensus on moving forward.

Design and development teams play a critical role in building data centers that respect both the community and the environment. Through strategic planning and design, data centers can seamlessly integrate with communities, respond and address community concerns, build positive relationships, and promote sustainable modern infrastructure.

Moving Forward in Dallas-Fort Worth

Identifying and developing prime sites for data centers involves careful consideration of size, location, and the availability and capacity of both power and water. Bohler’s approach, which emphasizes early research, strategic partnerships, and comprehensive due diligence, ensures that potential risks are managed effectively. By navigating the complexities of zoning and regulatory requirements, Bohler helps clients bring their data center projects to fruition, supporting technological advancement and economic growth in the DFW region.

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