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HomeMy WebLinkAbout06.04.24 Joint Work Session Minutes with Planning CommissionCity of Farmington City Council Work Session Minutes Tuesday, June 4, 2024 The City Council met in a Joint Work Session with the Planning Commission on Tuesday, June 4, 2024, at Farmington City Hall, 430 3rd Street, Farmington, Minnesota. 1. CALL TO ORDER Mayor Hoyt called the Council Work Session to order, and Chair Rotty called the Planning Commission Work Session to order, at 4 pm. Members Present: Mayor Joshua Hoyt Councilmembers Holly Bernatz, Katie Bernhjelm (arrived at 4:03 pm), Nick Lien, and Steve Wilson Members Absent: None Staff Present: Lynn Gorski, City Administrator Julie Flaten, Asst City Administrator/HR Director Leah Koch, City Attorney Deanna Kuennen, Community & Economic Development Director Tony Wippler, Planning Manager Kellee Omlid, Parks & Recreation Director John Powell, Public Works Director Shirley Buecksler, City Clerk Also Present: Planning Commission: Chair Dirk Rotty Commissioners LeeAnn Lehto, Mitch Snobeck, Krista Tesky, and Phil Windschitl Tract Team: Kristin Dean, Director of Entitlements Kevin Arrow, Vice President, Land Development Phillip Sandino, Senior Vice President, Utility Development Keely Ambrose, Corporate Counsel — Entitlements Jess Walker, Development Manager Kimley-Horn: Alan Catchpool and Ashley Payne 2. APPROVE AGENDA Motion was made by Councilmember Wilson and seconded by Councilmember Bernatz to approve the agenda, as presented. The Planning Commission also approved the agenda, as presented. Motion carried: 10 ayes / 0 nays Work Session Minutes of June 3, 2024 Page 1 of 2 3. DISCUSSION ITEMS 3.1 Introduction — Tract, Data Center Development Team A recent rezoning application has generated interest and questions about a proposed development on the south side of Farmington. The purpose of this meeting is to provide information about Tract, why this Farmington site, and address concerns that have been expressed. The intent is to provide factual information and answer questions that the City Council and Planning Commission have regarding the proposed development and identify a process moving forward that includes public access to more detailed site development information and provides more opportunities to engage with the development team. Topics addressed: 1. Introduction of the Tract Team 2. Data Center Overview 3. Why Farmington 4. Infrastructure Needs 5. Noise and Traffic 6. Job Creation 7. Economic and Community Benefits 8. Sustainability 9. Next Steps City Council asked questions and received answers. Introduction and discussion only, no direction. 4. COUNCIL COMMITTEE UPDATE No update. 5. CITY ADMINISTRATOR UPDATE No update. 6. ADJOURNMENT Motion was made by Councilmember Bernatz and seconded by Councilmember Lien, and motioned by Commissioner Tesky and seconded by Commissioner Windschitl to adjourn the meeting at 5:45 p.m. Motion carried: 10 ayes / 0 nays pectfully submitted, rley ecksle City Cler Work Session Minutes of June 3, 2024 Page 2 of 2 Farmington, MN Joint Work Session with Planning Commission & City Council June 4, 2024 maw_ -� - - • Vri.+. Who We Are Tract is the trusted partner for planning responsible technology infrastructure. We create opportunities that bring economic development to communities Blenheim Project — Hanover County, VA tract -�� What We Do Tract Business Model: Acquire raw land, create shovel - ready data center sites via, zoning, horizontal investment and infrastructure positioning We are reliant upon positive and cooperative relationships within the communities where we work. We are committed to developing these relationships and accountable to maintaining them for the long term. Access to Capital: We are well positioned to make capital commitments to our project sites and the communities where we develop. Value Proposition (Communities): Thoughtful Master Planned approach Value Proposition (End User): Speed and Certainty Leadership Nat Sahlstrom Chief Energy Officer amazon c Matt Spencer Chief Technical Officer colog'? kjow Y Todd Stockard Chief Financial Officer ANTRADO DigttalGlobe t © 1 avell3l L Jeff Cox Chief Innovation Officer �uniPer em 3 O R-m Proper Planning M Good Neighbors When cities master New data center builds plan growth, data are aesthestically pleasing, centers, along with and generate minimal other critical traffic, noise, or light infrastructure (i.e., pollution. airports), are best located away from residential centers. � A Community Partner with Positive Economic Benefits Data center companies are actively engaged in the local community, investing millions in education, parks, and L critical infrastructure. Stewardship Major data center operators have among the most aggressive climate targets globally. Net Zero by 2030 Farmington Tract Team Local Consultant Team Kimley)))Horn Expect More. Experience Better ii Alan Catchpool, PE Ashley Payne tract )��. 5 What We Do no Site Acquisition Deep experience architecting / siting networks and data center platforms ■ Long-term orientation and focus to masterplan scale and efficiency ■ Secure water rights and infrastructure Powerr% Procurement Advance generation and transmission planning • Contract transmission upgrades and substation builds ■ Exclusive renewable energy PPAs and behind - the -meter solutions aAi Entitlements • Master plan and appropriate zoning approvals are achieved through partnership with local jurisdiction • Development agreements and other necessary approvals are finalized that set the course for continued development of the site. 11111MItc,omn. OPConstruction Development ■ Site grading and preparation ■ Power, fiber, water extensions where needed Public and private access and easement master - planning 6 What We Have Accomplished O Active Markets Currently in over 10 markets across the US Entitlements Successful approvals in multiple jurisdictions apConstruction Development ■ Breaking ground on multiple projects HANOVER BLENHEIM iDTUAL BUBBLE PLAN - DEVELOPMENT AREAS - NATURAL BUEECR -RESOURCE PROTECTION AREAS CRPA) -WETLANDS EXISTING TRANSMISSION LANES A EASEMLNT 7•iw Acl+ts %Mslu n.R..l rl. rxA u twYaMl u u tract *NORRIS DESIGN DESIGN Why We're in Farmington, MN Powe r Existing 345kV on property Positive relationship with GRE and Dakota Energy MAN Adequate Site Access Availability of water - Positive environmental qualities LocalConnectivity . . Emerging data Important Site center market in that fits Minnesota architecturally Excited to bring into overall data economic network benefits to Farmington ►i —t - OCSONT C. iss. jr S. Ir - Farmin9ton•PubI --� SchoolslAC:i189 �I Farmington Site Location ➢ Two Sites (348 ac): ■ Fountain Valley Golf Club & Farmington Public Schools ➢ Total Developable Area: 205 ac (59%) ➢ Access from 220th / MN 50, 225th St. & Biscayne Ave. ➢ Existing power line south of the site i - Z--�ft •. »otu ercrrrrru rn � __ tract yid- -- «e� ass T WETLUOAREA, 1P �� Processes Rezoning + PUD Overlay • Development Standards • Building Setbacks • Height • Parking • Landscaping • Development Areas • General Access locations • General Utility Layout Street Standards • Identification of Environmental Features 0441100� tract Preliminary and Final Plat Alternative Urban Areawide Review (AUAR) • Establishes lot boundaries • Environmental review process • Location and types of streets • Fish, wildlife, and ecologically sensitive • Location and size of sewer lines resources and water mains • Physical impacts on water resources • ROW dedication • Water Use • Easements • Water Quality -Wastewater • Traffic • Impact on infrastructure and public services • Erosion and sedimentation • Geologic hazards and soil conditions • Traffic • Archeological, historic, and architectural resources. • Mitigation Plans 11 What we have heard ➢ Concerns & Questions about: ■ Location ■ Noise ■ Traffic ■ Water use ■ Power ➢ Tax Generation ➢ Sustainability ➢ Alternative uses ➢ Broader community benefits E ➢ Need more information tract -�� M Power ➢ Site is ideally suited with the 345kV line + planned infrastructure upgrades. ➢ Tract is engaged with Great River Energy & Dakota Electric Association ("Utilities") ➢ Proceeding with Service Application and engineering studies to interconnect to the grid. ➢ Site is located at the eastern and southern edges of Farmington. 11 13 Traffic ➢ Traffic Impact Study Completed April 2024 Average Daily Trips ➢ At full build -out, campus will generate 273 Employees ➢ 2,498 Average Daily Trips projected Road Improvements ➢ MN 50 — Eastbound right and Westbound left turn lanes. ➢ MN 3 & 225th St. — Northbound right and Southbound left turn lanes. ➢ Optimize signal timing at adjacent intersections. COMMERCIAL RESIDENTIAL MEDIUM DENSITY RESIDENTIAL LOW DENSITY DATA CENTER Average Daily Trips 2.000 4,000 6,000 8,000 10.000 12,000 14,000 16,000 IV Water and Wastewater ➢ Taking advantage of Minnesota's temperate climate, Tract is assuming that future DC developers will utilize Direct Evaporative Cooling (DEC) ➢ Capital Improvement Plan (CIP) to support Comp Plan Update ➢ Campus water and sewer capacity to be included in CIP ➢ By using outside air that is pulled ➢ DC industry is motivated to utilize through a water saturated medium, reclaimed water DEC is the most cost-efficient way to cool a DC while using minimal water Medium Density Residential Low Density Residential Data Center tract Gallons /Year 50.000, 000 100,000,000 150,000,000 15 Noise ➢ Noise is regulated by the Minnesota Pollution Control Agency (MPCA) ➢ Residential (NAC 1): 60 -65 dBA daytime / 50-55 dBA nighttime ➢ Data Centers are categorized as NAC — 3 ■ Noise from data centers cannot create noise that exceeds the dBA on adjacent residential property. ➢ Noise Studies 140 Deafening Jet aircraft at 7S ft 130 Threshold of pain Jet aircraft at 300 ft during takeoff 120 Threshold of feeling Rock band concert 110 Extremely Loud Accelerating motorcycle at a few feet away. 100 Auto horn at 10 ft Very Loud 90 Jackhammer at 50 ft Noisy factory Diesel truck (40 mph) at 50 ft Cafeteria with sound -reflecting 80 Loud Noisy urban street surfaces 70 Moderately Loud Busy highway at 100 ft Vacuum cleaner at 10 ft 60 Moderate Face-to-face conversation 50 Quiet Small town residence Open office area dishwasher 40 Quiet Bedroom, typical residence 30 Very quiet without TV or sounds stem Audiometric testing room 20 Rustling leaves Whisper 10 Just audible Human breathing 0 Threshold of hearing Source: Adapted from Architectural Acoustics, M. David Egan (1988) and Noise Control in Buildings, Cyril M. Harris, (1994). 16 On -Site Generators i Noise Attenuation ■ Generator Enclosures ■ Exhaust Mufflers/Bellows Ft9Jre 70 ■ Noise Deadening Material {� ■ Louvers ➢ Air Permitting / Emissions _. ■ Strict emissions standards per the Clean Air Act must be met ■ All diesel generators require an EPA certified engine ■ Permit limitations on generator run time ■ EPA limits the following constituents as part of its emissions standards: ■ Non -methane hydrocarbons ■ Volatile Organic Compounds s ■ Nitrogen Oxides (NOx) ■ Particulate Matter ■ Carbon Monoxide i-i — sArLE � FUMB M ATTAW LM-3 saalo Arl9 W= t - Sound attenuated louvers 5 - Noise absorbent in.ng on oucnng 2 - Ducted ni, reduected at nght nngies reduces raise 6 - SProndary - Ipncer 3 - Spring v,brat.on isolators with rubber pads - Noise absorbent inr­g an ntemal Sid ng 4 Flexible exnaust bellows S Shee, metal enclosure 27 Sustainability Tract: ESG policy / Collaboration Agreement with Silicon Ranch align advanced renewable projects with future Data Center development in Nevada and Utah tract <> ➢ Hyperscalers have Environmental, Social, & Governance ("ESG") goals to meet based on corporate policies which encourage companies to act responsibly. ➢ The data center industry is a major buyer of "Power Purchase Agreements" for renewable energy. ➢ 2021: Amazon and Microsoft were the two largest corporate buyers of renewable energy in the world through PPA. ➢ Meta : Operations for their DCs have already reached net zero emissions and are supported by 100% renewable energy ➢ Google has a goal to run on 24/7 carbon -free energy on every grid where they operate by 2030. ➢ Microsoft, Google & Meta have a goal to replenish more water than they consume by 2030. Job Creation 1. Data Center Operations (277 permanent jobs): • Network Engineers • Computer Programmers • Computer Support Specialists • Database Administrators • Computer Research Scientists • Security • HVAC 2. Construction Jobs: • Electricians • Mechanical Engineers • Utility Contractors • Plumbers • Steel Workers • Grading Contractor 3. Indirect Jobs: "For every job inside a Virginia data center, there are 3.5 additional jobs that are supported in the rest of the Virginia economy, not counting construction jobs.."* U.S Bureau of Labor Statistics EntryLevel Education 022 Median Annual Wage Computer and information research Computer & Information scientists design innovative uses for new Masters Degree $137,000 Research Scientist and existing computing technology. Computer network architects design and Computer Network implement data communication networks, Bachlor's Degree $127,000 Architects including local area networks (LANs), wide area networks (WANs), and intranets. Computer programmers write, modify, and Computer Programmers test code and scripts that allow computer Bachlor's Degree $97,800 software and applications to function property. Computer support specialists maintain Computer Support computer networks and provide technical $59,660 Specialists help to computer users. Computer systems analysts study an Computer Systems Analysts organization's current computer systems Bachlor's Degree $102,240 and design ways to improve efficiency. Database Administrators & Database administrators and architects rchitiects create or organize systems to store and Bachlor's Degree $112,120 secure data. Information security analysts plan and Information Security Analysts carry out security measures to protect an carry Bachlor's Degree $112,000 computer networks and systems. Network and computer systems Network & Computer administrators install, configure, and Bachelor's Degree $91,000 Systems Administrators maintain organizations' computer networks ands stems. "The Impact of Data Centers on Virginia's State and Local Economies 51h Biennial Report (April 2024) Northern Virginia Technology Council 19 Positive Economic Impacts to City of Farmington tract Total 20 Year Estimated Tax Receipts Average Annual Estimated Tax Receipts Max Annual Estimate Tax Receipts $ 325,000,000 $ 16,000,000 $ 29,000,000 Examples for how funds can be allocated: Schools, Emergency services & First Responders Increased salaries and benefits for employees $35M $30M $25M $20M $15M $10m $5m $OM New parks & upgrades to existing parks L Upgrades to water and sewer infrastructure. ii Real Property Tax Forecast for City of Farmington O1L O,Lh Otis Oti1 O.tiO O" O' 61� O�� 4' 01� 1 0�1 Oe' O11 OHO OP, PI, `1 titititititititititititititititititititi 20 Community Benefits Hyperscalers are recognized as providing significant contributions towards communities beyond tax generation: ➢ AWS: STEAM learning opportunities and pathways, partners with local educational organizations to connect the workforce with careers in data centers and technology ➢ Meta: Community Action Grants, STEM contributions, small business trainings ➢ Google: STEM grants, Skilled Trades and Readiness Program (STAR) ➢ Microsoft: $1.98 given to nonprofit organizations last year ➢ Tract • Storey County, NV: Exploring opportunities for community involvement such as sponsoring the County Middle and High School robotics team. ➢ Henrico County, VA: $60M Housing Trust Fund created from data center taxes. ➢ uden County, VA: Reduced property taxes due to significant tax collection n centers (2020 = $333M) Designed by Freepik: www.freepik.com 21 Smart Development, Without Disruptive Growth tract High Fiscal Impact � Low Infrastructure Impact Traffic Impact ➢ Expecting to grow to well over $16M annually of property tax receipts over 20 years ➢ Creating —277 high quality permanent jobs over 20 years ➢ Variety of positions accessible to Farmington residents ➢ E.g. Electricians, HVAC techs, IT techs, engineers, security guards ➢ Transmission lines adjacent to the site on the south side. ➢ Water use will be less than medium density residential on the site ➢ Partnering with City on area -wide infrastructure improvements ➢ Low traffic impact ➢ Traffic for data center use at full build -out will be less than what would be generated for commercial development, low - density or high -density residential development. The Takeaway: This project presents a unique mix of high fiscal impact and low infrastructure and public services impact. 22 Schedule tract <;:8:>, Application and R Annexation of FPS Property City Council Hearing / Approval A 4/15 lRezoning Application & Review Process Planning Commission Public Hearing ♦5/14 Joint PC / CC Worksession + Initiate PUD Process 6/4 Prelim PUDSubmittal A TBD Rezoning Community Meeting ♦TBD Prelim PUD Planning Commission Hearing *TBD Prelim PUD City Council Meeting A TBD Final PUD Planning Commission Meeting ATBD Final PUD City Council Meeting A TBD Prelim Plat Planning Commission Hearing # TBD Preliminary & Final Plat Prelim Plat City Council Meeting A TBD Final Plat Planning Commission Meeting ATBD Final Plat City Council Meeting A TBD Application & Review Process AUAR & City Council Meeting to Adopt AUAR A TBD Mitigation Plan ♦ Opportunity for Public Comment 23 Project Website • Launch Date: TBD • Project Information • Project Updates • Timeline • FAQs • Contact Information Bringing Tax Revenue + Jobs to Caroline County Tract •s the trusted partner for olenhmg responsible technology,n(rastructure We're worktng with lie Carol no County cehe'fun ty to uhlpck tat rev and n.gh-oay.ng lobs through a maste,ofanned technology camous [.. TM[ R[R[IIT[ i t53M IN NEW TAX REVENUE ANNUALLY I N. wo;,ect -a guner.d w .v.r.g. of W.2 n Lon In .nnwl ta. r.versr. or ewa�n. eea+v tnnsr.wr.ry ra .cnpaa p,�a_,m whet a.rav tract r*AM F -, �4v-v r 350 " �- HIGH -PAYING DATA CENTER JOBS LmWovvq rotanl ll .rglrw.rs but.tao wcunry gwNs a4ctrlunans and lvcrr.cvn .f w�ll.s.upporury .n.pd�horul W�local )ob. PROTECTING CAROLINE COUNTY MINIMAL COMMUNITY IMPACT IM Vwnne pn emrrw.rlxr4 � Yq lsstwic.l tt.ward✓ap w1l p.rlwhwd record � M t.pnrvobey p.rY s U.lac.c{nitY rs kris Nan rai�dpnUal w udusuwl stud.: M to argect ".t d.t.-rwrd . n.UsntM. nlstdrK s tn.. soKW W v -leant, .nd s1gml.sntry N.s trun b .I- and awb but,. t.W,. Ita vvdlpd be n.g.tlwlv..p ed dur W carstructwn dr operstwn not vacted td lrcroaso Weho b 19b ano the swrounding load-Y. L[ARM YOR[ � 24 .�:�� ••I Potential Economic Benefits Data Centers are economic drivers. Tier 3: Job Creation ■ Each direct job associated with the project could see —3 indirect jobs in the community. Supporting jobs like HVAC, maintenance, and others. ■ Hundreds of additional construction jobs through the life of the project. Tier 2: Indirect Tax Impact ■ Taxes on sales / property with the data center supply chain ■ Income tax on construction workers, data center operations staff, and individuals in the supplychain Tier 1 Tax Generation ■ Taxes paid directly by data center operators on n000 investment including real estate, personal property, business license, utility, and sales tax on equipment Other Questions • Impact on property values • Impact on parkland • How is this different from other industrial development • Impact on livelihoods • Difference b/t private vs. commercial DCs. • What happens if DCs not built? PUD will control that. 29 On -Site Generators ■ Generators are used for back-up power ■ 3MW generators are industry standard Fuel Storage 7 Fuel is stored in individual "Belly -Tanks" which are double -walled and monitored for leaks ■ Generators are protected on site through use of bollards and other traffic deconflicting measures ■ Re -Fueling Overfill Protection Valves ■ Fill port containment boxes ■ Spill Prevention, Control and Countermeasure (SPCC) plan must be in place at each facility ■ Generator Testing Industry Standard: 30 min/month @ 30% load Industry is moving towards: 10 min/month unloaded with annual 30 min test at full load. litlAt Mrgo.'e-0 29 On -Site Generators Fuel Fill Overflow Box and Overfill Prevention Valve Fuel Level Sensor O ' Cluster ' O O ' O - O O p , O O ' Engine Fluid (Coolant �. and Oil) Containment Primary Tank Leak Alarm Switch Typical Belly Tank Design SecondaryConta Structure (Monitored for Typical Belly Tank Section tract,<*�- in Why are data centers important? Data centers house critical infrastructure in our modern economy with customers across every industry and supply technologies we use everyday. no FIRST RESPONDERS PHONE USE / SOCIAL MEDIA Ve t y ... Ali 4e r MEDICAL RECORDS SMALL BUSINESS ONLINE BANKING REMOTE WORK STREAMING SPORTS Cooling Systems • Fluid -cooler utilizes water evaporation to cool air flowing through an external clan -driven air -to -water heat exchanger to remove heat from the data center and return chilled cooling to it. This is a "closed -loop" system that circulates cool air within and does not require potable water. • When outside air is cool enough, the fluid cooler will switch to dry mode, using no water at all. • Utilizes the direct evaporation of water to produce significant cooling and humidification with low energy consumption. Outside air is drawn through a wet medium. Water evaporates and delivers cool air into the data center. Image by Freepik.com: <a href="https://www.freepik.com/free-ai-image/n.server-room-you-ll-notice-green-lights signaling-energyefficient-operations_77714031.htm$tfromView=search&page•1&posd on•1&uwd-83f3a093-c3b5-46c7-bc0a- 32 Oedb9a919799">Image by rorozoa on Freepik</a> Cooling Systems -Direct-to-chip cooling: Direct -to -chip cooling systems are among the most effective methods for cooling an entire server room because they cool the processors directly. This technique uses flexible tubes containing fluid that absorbs the heat and carries it away from the equipment. -Evaporative cooling: Because evaporative cooling relies on the natural evaporation of water to cool an area, it is one of the most economical and environmentally friendly cooling processes. This method draws warm air across a wet filter or pad to absorb the heat, then redistributes the remaining cool air. Some evaporative cooling methods use water distributed from a misting system, which works well for data centers with humidity controls. rWi M 33 Water and Wastewater ➢ Taking advantage of Minnesota's temperate climate, Tract is assuming that future DC developers will utilize Direct Evaporative Cooling (DEC) ➢ By using outside air that is pulled through a water saturated medium, DEC is the most cost-efficient way to cool a DC while using minimal water ➢ Estimates show that the water use to support DEC cooling on this site are below the water usage if the site was development as medium density residential ➢ City is undertaking system -wide utility improvements and finalizing a Capital Improvement Plan (CIP) to support the 2040 Comp Plan Update ➢ Campus water and wastewater usage will be included in CIP and additional infrastructure will be constructed to support campus development ➢ City considering creating a reclaimed water system — reducing the need for domestic water to cool the DCs M Estimated Yearly Water Usage on Site High Density Residential a T F C E Low Density Residential 0 CU cu Data Center 50, 000,000 100,000, 000 150,000,000 Gallons/Year 34 Potential Economic Impact Data centers are economic drivers. Tier 4: Community Contributions ■ Each direct job associated with the project could see as many as 3.5indirect jobs in the community. Supporting jobs like HVAC, maintenance, and others. ■ Hundreds of additional construction jobs through the life of the project Tier 3: Job Creation • Each direct job associated with the project could see as many as 3.5indirect jobs in the community. Supporting jobs like HVAC, maintenance, and others. • Hundreds of additional construction jobs through the life of the project. Tier 2: Indirect Tax Impact ■ Taxes on sales / property with the data center supplychain ■ Income tax on construction workers, data center operations staff, and individuals in the supplychain Tier 1 Tax Generation ■ Taxes paid directly by data center operators on investment including 0 O real estate,tangible property, business license, utility, and sales tax p p on equipment o 0 NOISE LEVELS L,rds apnq CHV t1.411C food {x rx l••.xx Trcrn6-x,, Lra•;r ; r_quq:m-n: !trc+n in:4n DSO v_h'+c,l 110torclrbs / CY,, ba,Vi:Y-i :usUma r J.ak(i:wnd ;:om uxNe a eat ! uoi;; d<vxc / Cro•.%ina Automata in car 6-e 3�Id- ::his:••:7 ntuvc atwusel irs!eurJnl iooste, t><,rv1 •Vr,w c:••rin true. hamr" Gs •t.,r 30 20 30 50 60 70 5 240 Tle krn!t r..rnx3•: .,:«r:,ge I t'ade an H.lvdrw t Appreachlrx{ lhghtdubs Rvcx or Jet ry gint. •.1 ,Acr) r0c"n nrr'.•; o'(x.• notq' airrA.m.' 1 •A.tTv.i � t,.Wn 1 .N)(: W". / pDj) cc.., /t r !,"n, 100 Electric Cat hornat Gm-pov,•e: ed Sr er, v.,cuum 16 r _t / Pro 1 -;rf t)lo•.vrr i :ports ck•nrr: Ice cmam tnrri. Sounds above 70 d6 can harm hearing over time. Threshold of Pain Economic Impacts to Farmington Public Schools if Residential Built tract * ➢ Medium density residential development would cost the FPS district $3M to $5M /year. ➢ Data Center development will add 0 students and pose no impacts to the school district. ➢ The school district and the City will benefit from a positive tax contribution from data center development.