Project Ruby Updates

In plain language, Data Centers are simply a warehouse full of computers. Years ago, businesses all had servers on site that they “backed up” every day to store their company information and transactions.  Over time, those servers were replaced with remote servers and then “cloud” storage.  The cloud does not literally mean a cloud in the sky but is actually the data center. 

Data centers are critical because they:

• Host websites and applications
• Store company and customer data
• Power cloud computing services
• Enable email, streaming, banking, AI, and online platforms
• Power the IoT – Internet of Things (Such as Apple Watch, Amazon Echo, smart appliances, thermostats, connected vehicles)

Without data centers, most modern digital services would not function.

Scalable facilities designed for cloud service providers (CSPs) like AWS, Google, and Microsoft, often spanning hundreds of thousands of square feet.

Choose Columbus/Development Authority serves as a supporter, facilitator and liaison between the project and the community and community leaders. Our goal is to attract quality jobs and capital investment to our community in order to create the business environment and economy necessary to support our citizens.  

No.  We do not own the land, did not sell the land, nor will we be paid any money from the transaction.  We would have to publicly disclose it if we were a party to the transactions. 

No.  No one involved in this project has signed an NDA nor has the Project requested “Trade Secret” status. 

Muscogee Property 1 owns the property and is a company that was created specifically for this project and is owned/managed by Habitat Partners.  Habitat Partners is a Georgia business.

Technically, yes.  However, a data center will look for sites that are close to high voltage transmission lines to try to minimize the impact/cost of running new transmission lines across and through residential properties.  

The site had been for sale for a while and was identified by Habitat Partners for potential stream restoration, which they still hope to accomplish alongside construction of the data center. The sale was between two private parties.  

The end user will be one of the 5 large hyperscalers.  Once a contract is signed, we will shout it from the rooftops!

No.  The proposed conceptual develops approximately 15% of the site.  

permit approval.  Included will be a site plan, erosion and sedimentation control plan, landscaping, lights, etc.  

Overlay District Approval

• First draft language and requirements presented to the Columbus Planning Advisory Commission (PAC) (Public Input Opportunity)
• Once approved by the PAC, the Overlay District will move to the Planning Department for the professional planners to review and then make recommendations to City Council.

Overlay District sent to City Council

• City Council holds first reading and adds any additional regulations they feel necessary.  (Public Input Opportunity)
• City Council holds second reading and either approves or denies

Company applies to use the overlay district on the site.  This is the actual rezoning request.

• Application presented to PAC (Public Input Opportunity)
• Once approved by the PAC, the application will move to the Planning Department for the professional planners to review and then make recommendations to the City Council.
• City Council holds first reading  (Public Input Opportunity)
• City Council holds second reading

Development of Regional Impact Application DRI) – Development of Regional Impact Application through Regional Commission.  This can take place concurrently with the rezoning request.  

If the rezoning request is approved, the site is authorized to move forward, subject to all other local, state and federal regulatory requirements. 
 

An overlay district is a zoning tool that places additional, specific regulations on top of existing base zoning in a defined geographic area.  

Yes.

This data center will use 330,000 gpd at complete buildout. 

Yes.  Columbus Water Works is currently permitted for 90 million gallons per day, and the city is currently only using 32 million gallons per day.  This leaves an excess capacity of 58 million gallons per day that can be used/sold for any type of business/operation.  An additional 330,000 gallons per day will have no negative impact on the water system. 

The early versions of data centers did require millions of gallons of water per day.  But over time, more efficient methods of cooling the computers have been adopted and have become standard. 

No.  The sewer from the data center will have to be pre-treated to Columbus Water Works standards before they will accept it into their system.  There will be pre-treatment on site.  Then, after entering the sewer system, Columbus Water Works will treat it again as part of their normal operations before discharging back into the Chattahoochee River. This process is regulated by the Georgia Environmental Protection Division.  

The data center project will have to pay for the costs of the water/sewer infrastructure.  The current estimate to run the new lines was determined by the water/sewer engineers and is approximately $30 million.  This will have to be paid up front and before the lines are installed.  If the cost is actually more than $30 million, any additional costs will be paid by the project, as well.

The water/sewer infrastructure being extended to this site is a benefit to our community because it provides service in a targeted growth corridor that is currently underserved at no cost to our community.   

According to Columbus Water Works, residents will not be required to tap on.  

Columbus Water Works has a drought management plan already in place.  The location of a data center will not impact the drought management plan.  

No.

Yes, provided the required infrastructure is built.  The first evaluation in locating a data center is a power transmission study, which determines the amount of transmission line capacity currently available on the high voltage line that would serve the site.  The second evaluation is to work with power generation providers to establish resources available to serve the ramp schedule for the data center.  Both items must match the project requirements and not have a negative impact on the existing customers before any contractual agreements are reached with the data center project. These steps take months to complete, and all studies, consulting, & legal fees must be paid for by the data center.  

No increase in outage risk is expected.  As part of the evaluation process, the electric provider performs detailed engineering studies, including a System Impact Study and Stability and Harmonic Analysis, to determine whether any upgrades to the transmission system are needed. These studies ensure that the system can reliably serve the new load while continuing to meet reliability standards for existing customers. At a local level, the data center would have its own dedicated substation, separate from the distribution infrastructure that serves homes and businesses.

The data center operator is fully and contractually responsible for all project-specific costs required to serve the facility.
This typically includes:

• All interconnection and impact studies on the transmission system.
• Fees for power provider’s staff time, engineering, legal, and independent consultants.
• Upfront capital costs for required transmission upgrades, substations, and related infrastructure.
• Ongoing power supply and transmission costs under a long-term power purchase or large load agreement 

These payments are structured so that costs directly attributable to the data center are paid by the project developer. 

The power provider will have agreements that are designed to protect existing customers from any cost burden. The data center operator would be contractually required to pay project-specific expenses through a specialized large-load agreement with take-or-pay provisions. This means they commit to paying for the capacity and related infrastructure costs (generation, transmission, upgrades) whether they use the power or not, safeguarding against reduced usage, early exit, or project changes.

Additionally, the Public Service Commission rules regulate that large electric loads, like data centers, are paid by the user.  These rules were adopted in January 2025.  Other, non-regulated, electricity providers in Georgia have adopted similar standards to protect their members or customers. 

The estimate is that there will be approximately 195 permanent jobs created.  This is approximately 50 per building.  

No.  Columbus is not providing any local incentives for the data center. No PILOT agreements or abatements of any kind. 

Yes, there are statutory state incentives that are provided to data centers and other businesses.  We have no control over what is provided by the state.  

Because we are not providing any incentives, we cannot require that a company perform to any commitments.  This would be like requiring a local mechanic to hire a certain number of full-time employees, or making a local restaurant hire 100 people whether they need them or not.  Every quality job created in our community is important, including these data center jobs.  

Estimates are that there will be 1,500+ construction jobs created.

We always encourage the use of local labor and local contractors.  However, this is a business like any other business in our community.  They will have the final business decision on hiring the most economical, most qualified people or firms to meet their needs.  

What we can do is encourage their participation in our community with our educational institutions to provide local pathways to high tech jobs within our labor force. 

Make sure your business is in compliance with business license, insurance, etc.  Contact Choose Columbus/Development Authority and ask to be added to the contractor list. Email michellephillips@choosecolumbusga.com or call 706-243-8980.

The overlay district requires “Dark Sky Lighting” which means the lighting shall be shielded, downcast and of a luminosity designed to maintain the existing night sky darkness and to prevent light trespass onto adjacent properties.  

The overlay district places restrictions on the decibel levels of 65 and 55 during different time periods with monetary fines for violations as well as prosecution up to and including stop work orders.  

The data center will have to get an air permit for the operation of the generators and will have to follow the emission rules of the EPD.  

This is a quality project that plans to invest a minimum of $5.18 Billion in capital investment in our community and create jobs with higher than average wage rates.  The payroll for these jobs will circulate in our economy and have a multiplier effect that creates additional indirect jobs.

Using $5.18 billion of investment, category 4 depreciation, and replacement of computers (conservatively) every 5 years, the projected property taxes over 10 years is $605,237,990.  This will be divided as the millage rate is divided between the city and the school system and will be included in the budget for both organizations with all other property tax collected.  

This does not include any changes to the mill rate or the sales taxes that will be paid on the construction materials and new computers as the state tax exemption sunsets or is eliminated.