White Oak Technology Park
Preserving Harmony, Driving Innovation
Today’s data centers are built with the community in mind—using advanced technology to minimize environmental impact, operate quietly, and blend into adjoining land uses. They create good local jobs and generate significant tax revenue to support schools, infrastructure, and services—all with little to no disruption to daily life.
Project Information
White Oak Technology Park/Trammell Crow Company is designing and preparing a planned technology and data-center district in Appling, GA as an extension of White Oak Business Park. It spans approximately 1,945 acres and is currently zoned S-1 (Special) to allow data centers, research and development facilities, cybersecurity firms, and other advanced technology uses. Distribution or heavy industrial facilities are not permitted. The state-of-the-art campus will bring the region new economic opportunities through billions of dollars in investment, tax revenue, and other community support.
WHAT IS A DATA CENTER? Data centers are essentially where the internet lives, housing the vital infrastructure to support our ability to stay connected in the digital world. Additionally, data centers house computer systems and equipment used to store, process, and share information. It’s like the brain of the internet and other digital services, making things like emergency services, streaming videos, online shopping, and using apps possible. Data centers are essential for businesses and organizations to keep information safe and running smoothly.
POWER SUPPLY As part of the due diligence pertaining to this project, Trammell Crow Company has engaged Georgia Power for the campus power study. While data centers use a large amount of power, the power is not connected to the same grid as residential uses. Residential uses distribution power, while data centers use transmission power. This means that the power for current residential uses will remain untouched, and the data center will not draw down power from residential uses. The new regulations Georgia Power is putting into place means that this project will not increase rates for residential customers as the data center pays for power improvements. The cost of providing service to this site and building the necessary infrastructure will be borne by the project itself and will not be passed down to the ratepayers. In fact, the project may help improve the local grid over time. The White Oak Technology Park is located adjacent to premier access to a robust and sustainable energy grid, including renewable energy integration, to reliably meet data centers’ substantial power demands, with an existing electrical transmission corridor with both 115kv and 230kv transmission lines.
WATER AND SEWER The White Oak Technology Park project will rely on the Columbia County Water Utility for water and sewer service. This project will open with a closed-loop cooling system, meaning it recycles water, does not tap local wells, and keeps overall use to a minimum. As cooling technology evolves, the County will remain in close coordination with the facility operator to track and manage future needs. No private wells will be permitted for cooling. The Columbia County Water Utility has confirmed it can meet the long-term demand through planned infrastructure upgrades, which the developer is required to fund. The costs of extending water infrastructure to the project are factored into the development and will not be passed on to neighboring water customers.
NOISE IMPACT County ordinance limits operational noise to 70 decibels at the property line, roughly the level of normal conversation, a vacuum cleaner or a dishwasher from 3-5 feet away. Generators are proposed to be located away from any adjacent property, located to the interior of the site, and cannot be placed within a buffer or building setback. Further, generator testing is only allowed between the hours of 9AM to 5PM, for no more than two hours daily on weekdays only and shall not occur on Federal holidays. The developers of the project must provide a baseline sound study before construction, acoustic treatments for equipment and generators, and a post-construction sound study to verify compliance before a Certificate of Occupancy is issued.
ENVIRONMENTAL IMPACT The project must comply with all federal and state environmental regulations, including FEMA floodplain regulations, state water buffer requirements, and wetlands protections overseen by the U.S Army Corps of Engineers. Advanced stormwater systems will be required to capture and reuse runoff where feasible.
HEALTH IMPACT Modern data centers are among the safest types of facilities to live nearby. They don’t emit harmful pollutants, hazardous materials, or loud noise. In fact, they’re quiet, secure, and built with strict environmental and public health standards in mind.
LIGHTING CONTROL The new D-C zoning ordinance will require full cut-off lighting fixtures directed downward and away from residential areas. Lighting and photometric plans must be reviewed and approved before permits are issued. Strobe or flashing lights are prohibited except for safety uses.
CONSTRUCTION TIMELINE & PHASING All future site plans, sound studies, lighting plans and environmental permits will go through the County’s public review process and must comply with open records laws. The new D-C zoning ordinance was explicitly created to standardize rules for data center development, reducing ambiguity, and ensuring community oversight.
EMERGENCY PREPAREDNESS & SAFETY MEASURES Data centers are built to the highest safety standards, with fire suppression systems, 24/7 monitoring, and secure operations. These facilities do not store hazardous materials. The development team will coordinate with Columbia County Fire & EMS to ensure emergency access and safety protocols are in place as the site develops.
TRAFFIC IMPACT Minimal daily traffic is expected once construction is complete. According to Columbia County's staff report, data centers generate 0.09 peak-hour trips per 1,000 square feet, compared to 0.34 for a standard industrial park. Primary access will be from a newly developed dedicated road off US-221, Appling Harlem Highway, not Morris Callway Road.
ECONOMIC IMPACT Typical employment in technology parks involves highly skilled, well-compensated roles such as IT professionals, facility operations personnel, and security specialists. White Oak Technology Park aims specifically to employ Columbia County residents through strategic partnerships with Augusta University, Augusta Technical College, and veterans transitioning from Fort Gordon. The data center will generate significant economic benefits, including: Tax Revenue: The facility will contribute to the local tax base, funding public services like schools, emergency response, and infrastructure improvements while providing the opportunity for significant homestead tax relief for Columbia County citizens. Job Creation: The project will create high-paying, skilled jobs in IT, engineering, security, cybersecurity, and operations management. Additionally, it will create indirect employment opportunities in various local businesses and industries.
PROSPERITY & CHARACTER IMPACT Each facility must maintain a minimum 500-foot natural buffer from any residential or agricultural property. Buildings will use earth-tone materials to blend with the surroundings, and any substations must be screened from view. If terrain or landscaping provides equivalent screening, the buffer may be reduced to 250 feet with County approval, but no reduction is allowed along Interstate 20. The site overlaps three Character Areas: Rural Neighborhood, Rural, and Employment Activity Center. County staff concluded the project fits the Employment Activity Center intent, creating major employers in a planned campus, and represents a logical expansion of the White Oak Business Park. Development will occur gradually, allowing infrastructure and environmental impacts to be managed over time. As the need expands, a Technology District could be considered.
DATA CENTER SECURITY The project will be secured by controlled access and private, on-site security. Data Center campuses are some of the most secure, private facilities in the country, so there should be no impact on public safety.
PROJECT ENGINEERS Trammell Crow Company is working with Kimley Horn for master planning services, and S&ME for site due diligence. This project will follow all local, state, and federal laws.
REZONING APPLICATION The White Oak Technology Park project was approved in May 2025 for 1,945 acres off US-221/Appling Harlem Highway. It will be a phased, low-impact, high-tech park with robust noise, lighting, and environmental buffers (500-foot vegetative buffers, 70 dB sound limits, no wells, full-cutoff lighting, etc). The new D-C zoning district codified these standards to ensure predicatbility, transparency, and control for all future data center uses.
FREQUENTLY ASKED QUESTIONS 1. Will this increase my utility bill? No. The cost of power and water infrastructure for the project is paid by the developer, not by existing customers. 2. Will I see or hear the data center from my property? No. Facilities will be set back with 500-foot vegetative buffers and advanced noise and light mitigation features. 3. What kind of jobs will this create? Data centers create high-paying roles in IT, security, engineering, and facility management, plus indirect jobs in local service industries. 4. Will there be a lot of traffic? Data centers have low daily traffic, with few on-site employees and limited truck activity. 5. What happens if the project is only partially built or stalls? The site is being designed for phased development. Even if not built out immediately, the site will be maintained and held to zoning and environmental standards. 6. Are hazardous materials stored on-site? No. Modern data centers do not store hazardous or flammable materials on site. 7. Will construction happen at night? No. All construction work will occur during standard hours and follow County noise regulations. 8. Will the development affect my property value? Similar projects in other communities have shown stable or increased property values due to quiet operation and tax benefits. 9. What are the expected community benefits? The project will produce higher-paying technical jobs in IT, facility operations, and security. Partnerships with Augusta University, Augusta Technical College, and Fort Gordon to employ local residents will be implemented. Additionally, the project will allow for a significant new property-tax base that supports schools and public services, reducing reliance on residential taxes. Additionally, the project will act as a catalyst for infrastructure improvements to water, power, and broadband that benefit the county overall.
Project Benefits
Tax Revenue
The facility will signifcantly contribute to the local tax base, funding public services like schools, emergency response, and infrastructure improvements while providing the opportunity for signifcant homestead tax relief for Columbia County citizens.
Property Value
The White Oak Technology Park will bring long-term economic benefits with minimal disruption, enhancing property values rather than diminishing them.
Job Growth
The project will create high-paying, skilled jobs in IT, engineering, security, cybersecurity, and operations management. Additionally, it will create indirect employment opportunities in various local businesses and industries.
Prosperity
By securing a major technology company's data center, White Oak Technology Park is poised to benefit from substantial economic growth, benefiting both residents and existing businesses. It also enhances the area's appeal for further investments in innovation.
Site Plan
