Public hearing set on proposed Marana data center regulations

Marana residents will have a chance tonight to weigh in on rules that could shape the construction, operation and eventual closure of a proposed 600 acre data center near Luckett Road. The Marana Planning Commission is scheduled to hold a public hearing at 6 p.m. at the Ed Honea Marana Municipal Complex, 11555 W. Civic Center Drive. The commission will consider whether to recommend amendments to the Marana Land Development Code, with any recommendation later advancing to the Marana Town Council.

The hearing comes as Beale Infrastructure moves toward a project that has already been approved, although construction has not begun. The proposed development would sit across from the Arizona Veterans Memorial Cemetery, where the Arizona Department of Veterans’ Services says more than 6,000 people are buried. That location has made noise a particularly sensitive issue for nearby residents and people who visit the cemetery to honor family members and friends.

The proposed code changes would clarify existing standards, add requirements for reducing noise and establish rules for decommissioning a data center. Much of the discussion is expected to focus on how the town would measure and respond to sound from the facility. Marana Development Services Director Brett Wittenberg said the town is consulting acoustical experts about both the volume of the noise and its character, including tonal noise, which is a sharp, distinct sound commonly associated with data centers.

The draft proposal would set a target of 55 decibels for residential areas during both the day and night. Wittenberg described that level as roughly comparable to normal conversation. Measurements would be taken from the nearest residential zoning area, which includes the veterans cemetery. The town is also considering sound testing before and after construction. The proposal is less specific about what would happen if the facility violated the rules after opening. Wittenberg said complaints would be evaluated and handled through the town’s enforcement procedures.

That uncertainty is a concern for Marana resident Julie Prince, who has lived in the community for more than 20 years. Prince said residents need clearer information about how the town would hold the developer accountable over the long term, as well as more advance notice and opportunities for public participation throughout the project. She said people have told previous hearings that persistent data center noise could interfere with visits to loved ones at the cemetery.

The other major issue before the commission is what happens if the facility closes. Under the proposed approach, the developer would estimate the cost of shutting down the site and removing equipment that could not be reused for another purpose, including servers. The estimate would include an additional 15 percent cushion, and the town engineer would approve the amount and could adjust it over time for inflation or other changes.

The developer would set aside the money in advance so the town could use it if necessary. The operator would have about six months to begin the shutdown process. If it failed to do so, the town could draw on the funds. If the operator began the work as required, the money would be returned. Prince questioned whether developers should have such a central role in determining the amount and said the mayor and Town Council should review and vote on it, with public input. Beale Infrastructure has confirmed that its developers will not attend tonight’s hearing, although town officials and acoustical consultants are expected to be present.

The debate in Marana is part of a broader regional argument over whether local governments can manage the impacts of large data centers while still allowing them to be built. Tucson currently has no large scale data centers, but city zoning technically permits them. Rather than prohibit them outright, Tucson officials have been developing regulations after the City Council requested code changes in August 2025. City staff said a ban could face a legal challenge, leading the city to focus on water, energy, noise, land use and public review requirements.

At a June 3 Tucson Planning Commission hearing, residents overwhelmingly argued that the city’s proposed safeguards were not strict enough. The commission voted unanimously to incorporate public comments and energy related updates into its next recommendations to the City Council. The city’s proposed definition would cover a facility with at least 25,000 square feet and energy use above 20 megawatts, lowering the energy threshold from 50 megawatts after public feedback. Proposed Tucson rules include proof of adequate water and electricity supplies, disclosure of the energy mix, a ban on potable water for cooling, backup power requirements, noise limits and larger landscape buffers. They would also require extensive public review, notice to property owners within a half mile and neighborhood associations within two miles, a neighborhood meeting and a City Council decision.

Tucson residents and advocates have raised concerns about water supplies, electric grid pressure, pollution, noise and whether the economic benefits justify the impacts. The city has also considered a 50 foot height limit, a 2,640 foot separation from residential areas and a 1,000 foot buffer from commercial and office zones. Advocates have urged Tucson to address decommissioning as well, while others have questioned proposals involving natural gas generators, battery backup and limits on shifting power demand. Those discussions provide a regional backdrop for Marana residents as their town considers more focused rules for the project already approved near Luckett Road. Tonight’s public hearing is the next formal opportunity for residents to comment before the proposal potentially moves to the Town Council.