Sanford adopts data center rules for UDO

The City of Sanford added data centers and the drafted rules to the Uniform Development Ordinance (UDO) at the April 21 meeting.

Lee County Commissioners had accepted the data center ruleset, with three changes at the April 20 meeting.

The county directed the change in fines from $10k down to $100 daily.

The Sanford attorney, Susan Patterson, said the fine had to be reasonable and could not be based on affordability.

Member Linda Rhodes said the data center rules were above standard regulations and said she was told the fine had to be treated the same as other industries, exposing a juxtaposition.

Downey said the noise concern justified the different standards.

“Sometimes it’s good to be sued if it’s for all the right things,” Rhodes said

A member said if they lost a lawsuit of $3 billion, they would have to raise taxes.

Rhodes said she was fined $180 for a seatbelt violation, more than a data center violation.

Patterson said $500 was a fine for some ordinance violations.

Member Charles Taylor said an injunction could be filed for continued lack of compliance.

Member Mark Akinosho said there was no research on long term consequences.

Member Charles Taylor explained the UDO was a living document and updates were expected as they learned of issues to regulate.

Two other county requests were to add language that water usage would not impact service to community and that the data center would use the best available technology as it becomes available to prevent an outdated industrial site nuisance.

A Tri River representative said having capacity to serve large industries required maintenance funds and someone had to pay for it. When more capacity is used, it may lower water costs.

Marshall Downey with planning introduced Sanford’s public hearing to add data centers as a new land use in light industry and heavy industry areas by right. The UDO includes standards for landscaping, buffers, noise tests and has parking standards.

Planning officials said they “got a whiff” of a pending data center proposal in the area in Oct. 2025 and began brainstorming.

The 2023 geological study on Butler Well #3 shows there was gas present, but it was not likely viable for use, even with fracking. The study revealed the flow was “slowly diminishing,” and the audible flow lasted less than three minutes, and there was no visible vapor after five minutes.

Local proponents of using Butler well #3 have said the company can use the well with conventional drilling without further licensing because it was legal because it had already been conventionally drilled.

It seems the legality of whether Deep River Data or another company using the gas to power a data center was shut down when Sanford and Lee County wrote into the UDO that it must connect to electricity for power.

Read the data center rules here.

Public speaker Eric Evanson of Lower Moncure Road said he changed his mind and now supports the UDO. He is a retired state prosecutor. He said data centers are different and one can use as much power as 144,000 homes. Lee County has 28,000 homes. “The noise is like a lawn mower going off in your front yard…Who is going to monitor the noise?” Evanson repeated monitoring concerns on electricity and water usage.

Steven Warner said he was in the data center industry. “The problems with data centers as they increase in size are enormous.” The larger they are, the more noise they make. He suggested capping the size. He said back-up generators make even more noise. He said there needed to be a penalty if the business left and did not remove materials within 12 months. He said it was a good document with room for improvement.

Special education teacher Kevin Alston wanted to know who profits. “Why is there a rush?”

Mattie Morrow said data centers do not provide enough jobs and strain services.

Tara Jamerson said she felt helpless as her community fought something they did not want.

Jennifer Garner said she owned a business near Butler well #3 and the fine was a joke.

Bob Finch criticized the lack of experts present at the meeting. He said his public information requests were not fulfilled.

Stephanie Ganz said she works for Clean Water for North Carolina. She suggested megawatt limits and a moratorium to gather research. Because it is difficult to have a business change its protocol once it has been approved in the UDO.

Stephanie Stevens said she was the River Keeper of the Deep River and she appreciated the rules but they were putting the cart before the horse. Sanford is in the receiving end of dioxin pollution from Deep River. Upper cities are being sued. Sanford’s system is not expected to be retrofitted for synthetic pollutants until 2029. “We aren’t prepared.” PFAS are not federally regulated and data centers release them. “That will exacerbate the system.”

Brittany White said a data center may negate living here in the future.

Lori M. said the United Nations declared water bankruptcy. She spent her life in prevention in public health. She requested prevention.

Therese Vick said she works with a conservative group and wants them to reject the UDO. “It is fundamentally weak.” If three data centers came, they would be grandfathered in if problems presented. There is no bond, but there should be in case taxpayers end up paying for environmental clean up. She said noise would impact quality of life.

Jennifer Devito said the rules do not protect against higher electric bills.

A citizen asked for a ban.

Sierra said she was for growth like the farm center but the data center did not provide enough jobs.

Debbie Hall said she found a news report about a town extending a moratorium to study a data center’s long term impacts. She explained how rezoning can be a detriment to communities.

Mayor Rebecca Salmon asked Hall to speak only about the UDO when she shared evidence from other areas.

Central Electric Membership CEO Eddie Oldham said they ensure community service is protected when large business entities join the grid. He said large loads will not impact customer costs because businesses are responsible for paying for their equipment needs.

Donna Strickland said she spoke to an expert at the county meeting about how the data center had helped her community. The expert answered the data center had paved roads and sponsored the youth baseball. She asked for time for research.

Keely Puricz said she was against the UDO because there were too many unanswered questions.

Jimmy Randolph, SAGA CEO, said he supported the UDO. He said the diverse category of data centers needed about 400 lines of data research to decide whether to invest. He said they competed with other states and countries to find areas with resources to support their needs. He said SAGA would never support fracking. He said Deep River Data did not come to them and collaborate. He said a man who said he was with Deep River Data talked about using shipping containers. “We need some rules in place.”

Zoning Director Thomas Mierisch read email statements. One stated concerns of higher energy bills and unknown long term water consequences. Another supported the UDO.

Salmon said she appreciated the public’s input. She said the community told the council Deep River Data was considering coming to Sanford and that made them begin brainstorming. She reminded citizens to reach out to state representatives for real change.

April 21, 2026

Stephanie M. Sellers

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