Compass Datacenters as a Community Partner
Compass Datacenters is committed to working closely with PWC regulators, leaders and community members to develop a best-in-class data center campus that conforms to the standards established by PWC in the CPA and delivers superior facilities to our customers and partners. The experiences we’ve gained and lessons learned through development of data centers across the globe helps us to better understand the importance of delivering quality developments that are harmonious with the unique needs and requirements of the surrounding community. We are committed to being a good neighbor to the residents of Prince William County through actions including participating in the clean-up of the Little Bull Run area, academic sponsorships including the Battlefield High School Robotics team and our support of both the Action in Community Through Service (ACTS) and Court Appointed Special Advocate (CASA) organizations. We are currently evaluating additional opportunities to assist in serving the needs of county residents.
The updated rezoning application submitted to PWC honors and reflects the priorities established by PWC regarding the mitigation of impacts from the development of data centers along the Pageland Lane corridor. Among the issues addressed in the Compass proposal are:
- Identification and, where appropriate, preservation of historically significant cultural and archeological artifacts
- Identification and, where appropriate, mitigation of impacts to viewsheds from or in the Manassas National Battlefield Park
- Sustainability and green infrastructure, particularly storm water runoff and water quality
- Preservation of and enhancements to primary wildlife corridors
- Minimization of water usage in the Occoquan Watershed through the use of alternative cooling systems
- Capacity upgrades to Pageland Lane and surrounding roads using seven (7) low-speed roundabouts that prioritize local traffic and discourage cut-through regional traffic
- Minimization of energy consumption through implementation of LEED and Green Globes standards during construction
- Mitigation of noise impacts through best-in-class technologies and screening techniques
- Minimization of the need for new energy transmission infrastructure through location of data centers adjacent to existing regional transmission lines
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Historical and Archeological Preservation
Compass understands the unique considerations associated with any prospective campus site and is committed to working with PWC and related community organizations to ensure the appropriate identification and, where appropriate, preservation of locations and artifacts of historical significance.
Compass conducted the first historical and cultural survey of its planned campus area in the Digital Gateway to identify any historical or culturally significant settlements or artifacts. We have modified our proposed site layout to leave these areas (including three cemeteries) undisturbed and will establish 1500-foot buffers between Heritage Hunt and our facilities. Should Compass’ rezoning application be approved, any artifacts discovered during the construction phase will be turned over to the county per the Professional Standards of the Secretary of the Interior’s Standards and Guidelines for Archeology and Historical Preservation.
Further, our rezoning application includes a plan to honor the freed slaves and Native Americans who resided here by establishing a Settlement and Thornton School Interpretive Center to provide educational opportunities for area students and scholars to celebrate the heritage of the communities who resided here.
Regarding the Manassas battlefield. We have worked with Digital Design and Imaging Services, a company specializing in visual impact studies, viewshed surveys, and balloon tests on a viewshed analysis to determine the potential visual impacts on and from the Manassas National Battlefield Park (MNBP) and the Heritage Hunt community. This analysis was conducted in concert with the PWC archeologist and the National Park Service from fourteen different points within the MNBP used during the consideration of the CPA. All but one site showed no visibility problems. To address the sight issues with the remaining location, Compass agreed to eliminate this situation by limiting the maximum building height to 60 feet. Building facades facing the MNBP will be non-reflective and earth tones. Should the need arise, we will also plant native shrubs and evergreen trees to further preserve the integrity of the battlefield and the experiences of its visitors.
Sustainability
Compass Datacenters' approach to sustainability is based upon four specific elements which combine to reduce the production of Green House Gas (GHG) emissions and preserve the surrounding environment and resources:
- 1.Means and methods are the processes we use in the construction of our data centers. To reduce traffic congestion and the volume of construction-related waste, 70% of all components, including each facility's walls and power centers, are manufactured off-site. Upon arrival, they are assembled and installed thereby limiting the number of on-site personnel at any one time and minimizing the duration of construction activity. As part of our on-going efforts to reduce GHG emissions associated with concrete transportation from its manufacturing site to the campus all concrete will be produced on-site in a dedicated batch processing facility, a process we trialed and implemented beginning with our campus in Red Oak, Texas.
- Compass' use of new and innovative technology has enabled us to dramatically decrease GHG emissions in the production of the materials we use to construct our data centers and campuses.
- 2. Compass Datacenters is the first data center provider to build our data centers using CarbonCure manufactured concrete which uses sequestered CO2 from the atmosphere to reduce both CO2 emissions and the volume of concrete needed to achieve the strength required. CarbonCure manufactured concrete is now being used in the building of both our Red Oak and Goodyear, Arizona campuses.
- Our use of Artificial Intelligence allows us to determine the appropriate mix ratios in our concrete product which enables us to build our sites using as much as 20% less cement without jeopardizing performance. In recent testing at our Red Oak campus, the combined use of Al and CarbonCure concrete enabled us to reduce GHG production by as much as 230 tons for a 36MW building.
- The EPA estimates that steel production is a contributor to the 21% of all GHG emissions generated by the industrial sector. Beginning with the construction of our Leesburg campus we have used synthetic fibers, or "virtual rebar" in the foundational slabs at all our campuses to further reduce the overall GHG emissions associated with our construction efforts.
- To reduce the GHG volume associated with transporting concrete from the factory to the site, as in the case of our Red Oak campus we will use an on-site batch manufacturing plant.
- 3. Compass Datacenters' holistic approach to sustainability is also incorporated in the products we select to use in constructing our data centers. For example, the production of the materials used for the roofs of every Compass Datacenter reduce CO2 generation by 150-160 tons per mega-watt (the standard increment for measuring power capacity in the data center industry) compared to alternative roofing products.
- Compass is also the first data center developer to replace conventional diesel fuel with Hydrogenated Vegetable Oil (HVO) based biodiesel to operate its back-up generators to reduce their GHG emissions by up to 85% per unit.
- 4. Sustainability is the driving factor in Compass Datacenters' data center designs. The attributes of these design specifications include: the use of waterless cooling systems to reduce water usage by 6.7 million gallons per MW annually, construction of on-site sub-stations featuring green FR3 transformers and using biodiverse designs to enhance the management storm run-off to alleviate its impact on area water quality.
As part of its sustainability and environmental efforts, Compass will work with governmental and non-governmental entities such as the Northern Virginia Soil and Water Conservation district and the Potomac Waterkeeper network to establish programs to enhance environmental stewardship and sustainable activities such as Adopt-A-Stream and Trail campaigns and bee pollinator resources.
Compass is also a charter member of the iMason's Climate Consortium, an industry collective dedicated to the establishment of industry construction and operation standards to aid the industry in achieving its Net Zero objectives.
Energy
Along with the construction of an on-site sub-station, which is consistent with PWC's requirements for the project, the campus' other energy-related elements will include:
The CPA's recommendations regarding energy consumption and sustainable design and operation have been Compass standards since 2011. The data center industry measures efficient energy usage via Power Usage Effectiveness (PUE). Each of the site's data centers will operate below the 1.5 PUE industry standard for new construction.
Site development will make effective use of the existing power infrastructure. Existing transmission lines will be used for data centers abutting existing their locations. Using this strategy will reduce transmission line requirements elsewhere in Prince William County while enhancing the strength of the broader network.
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Quality of Life
Water
Compass' Prince William County campus will have a positive impact on the Occoquan watershed and aquifer. All Compass data centers use air or closed loop cooling rather than water-cooled alternatives, meaning each facility is water free in its operation to eliminate the need for ground water usage, surface water withdrawals or surface water discharges. Combined with the waterless operation of the data centers we will build on the campus, any potential impact is further alleviated by the fact that the entirety of the PWC I campus accounts for only .06% of the total Occoquan Watershed. Correspondingly, the rate of storm run-off post-developments will be maintained or improved to equivalent of a good-forested conditions due to the removal of pollutants and nutrients caused by farming activities (fertilizers and pesticides) and over 100 compromised septic systems and replace them with Low Impact Development features and Best Management Practices. To develop Compass-water related strategies we have retained the services of Bob Bowcock, the founder of Integrated Resource Management, Inc. (IRM). Bob, and IRM, work with local, regional, state and federal agencies across the country. IRM is working directly with Virginia Tech on the updates and recalibration of the Occoquan Watershed Model. Bob also works hand-in-hand with the Waterkeepers Alliance, Environmental Working Group, Clean Water Action among many other environmental non-government organizations. Among Bob's most recognizable water quality impact projects are his work with Erin Brockovich and the communities of Flint, Michigan, Corpus Christi, Texas and Charleston, West Virginia.
Noise
The CPA specifies noise levels cannot be above 60dBA during the day and 55dBA at night when measured from the property boundary. The Compass Datacenters' site will adhere to these benchmarks and Compass will also be installing the amount of sound enclosures around generators and other mechanical equipment necessary to operate within the established thresholds to minimize any impact on cultural and residential communities. Compass will also conduct its own sound study to ensure our continued compliance with all noise and sound-related requirements. We also use off-site manufacturing to reduce waste and make our process faster and more efficient. This requires fewer crane mobilizations, helping with construction-related traffic and noise pollution.
Traffic and Construction
We propose to upgrade capacity and improve safety along approximately 3.5 miles of Pageland Lane by expanding the section from two to four lanes, including six (6) roundabouts in a parkway setting including planted medians and perimeter buffers.
Wildlife Corridors and Trails
Over 30% of the campus will remain open space post-development. The CPA envisions wildlife corridors with widths of 300 feet throughout the specified area and has provided flexibility regarding their locations and extent. Compass will work with PWC staff to identify the specific locations within our assemblage as part of the zoning approval process.
Compass will construct a natural surface Stream Valley Trail which will include historical markers and other interpretive features. The campus will also include other walking trails, exercise stations, gazebos, bee/pollinator resources, butterfly sanctuaries and picnic tables to provide a welcoming environment for employees and visitors.
The campus will also include multiple locations as Tree Save and Reforestation areas which will be established with the participation of a certified arborists, urban planner or landscape architect to preserve existing elements of the current environment. These areas will include native pollinator plantings, shrubs, perennials and ornamental grasses.
Our application also incorporates environmental stewardship programs, including Adopt-a-Trail campaigns and water quality monitoring programs.
