Sunday Conversation: Data Center Dialogue

Amid growing public debate surrounding the proposed $5 billion-plus “Project Ruby” data center in northeast Muscogee County, The Courier Eco Latino Newspaper sought clarity on the project’s potential impact, transparency, and community implications. To address the questions many residents are asking, we sat down with Missy Kendrick, president and CEO of Choose Columbus, for a candid Q&A focused on economic development, community concerns, and what this project could mean for the future of the region.

Courier: In simple terms, what is this proposed data center project, and why is it being considered for Columbus at this time?

Kendrick: 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.

As the economic development organization for our community, we evaluated this project when it came to us and determined that it would be a great addition to our community with large capital investment to generate property tax revenue, quality jobs and with little to no impact. 

Courier: Why do you believe this project has generated so much public concern and controversy in recent weeks?

Kendrick: Interestingly enough, there is a lot of support for the data center, but those people do not go online and attack with misinformation, so it does not generate headlines. Additionally, the actual number of properties that can claim that they might be impacted is very low. The nearest home is over a mile away.  To put it in perspective, if I draw a mile circle around our office, it would take in the entire uptown area over to beyond Phenix City, down to South Commons, over to Dinglewood and up to Talbotton Road.  Much of the opposition is being organized from outside of our county.

Economic Impact & Opportunity

Courier: Supporters say this project could generate significant tax revenue—potentially tens of millions annually. How would that revenue specifically benefit Columbus residents?

Kendrick: 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 means that the city and the schools can allocate funding for projects that are otherwise going to have to be paid for by residents.  Make no mistake, renters pay property taxes, too, because when the property taxes go up, the rent goes up.

 Courier: We’ve heard projections of high-paying jobs—some exceeding $90,000 annually. How many of those jobs will realistically go to local residents?

 Kendrick: 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. 

 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.

 Courier: With over 1,500 projected construction jobs, what guarantees—if any—exist to ensure local contractors and workers benefit?

Kendrick: In order to be considered for this, or any other expansion/construction jobs we have in the pipeline, please make sure your business is in compliance with business license, insurance, etc.  Then contact Choose Columbus/Development Authority and ask to be added to the contractor list. Email michellephillips@choosecolumbusga.com or call 706-243-8980.  We make this list available to all projects and companies we work with. 

 Courier: Critics argue that data centers don’t create enough long-term jobs relative to their size. How do you respond to that concern?

Kendrick: I really do not understand that argument at all.  We appreciate EVERY job that is created in our community, at EVERY wage rate in order to make sure that EVERY citizen here has an opportunity to work, regardless of their education level.  Yes, we want to attract higher paying jobs in order to raise the average wages for all of us, but we do not turn down a quality project because it does not provide enough jobs. Especially one that is literally paying for every utility and public service they will be using.

Transparency & Public Trust

Courier: Many citizens feel this process has moved too quickly or without enough public input. Has there been enough transparency from the beginning?

Kendrick: Yes

Courier: Can you clearly explain Choose Columbus’ role in this project and whether your organization benefits financially in any way?

Kendrick: Choose Columbus serves as a supporter, facilitator and liaison between any economic development 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. 

We are not a financial beneficiary in any way from this project.  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.

Courier: There have been concerns about backdoor deals or NDAs. Can you confirm whether any non-disclosure agreements exist related to this project?

Kendrick: No one involved in this project has signed an NDA nor has there been any kind of “back door deal”.  This is part of the rhetoric and misinformation from the opposition and, most disappointingly, from some political candidates.  We are currently in a time of great energy and cooperation among our leading organizations, and I think that some people forget that these same organizations are going to be the ones that they, as newly elected officials, will be working with. Those throwing around that nonsense have not even bothered to call or meet with us about the project, nor have they even bothered to attend informational meetings.

Land Use & Environmental Concerns

Courier: Residents are worried about environmental impact—particularly land clearing and tree loss. What percentage of the land will actually be developed?

Kendrick: There are zero plans to come in and cut down 900 acres of trees.  The proposed conceptual develops approximately 15% of the site.  The actual site plan, once finalized, will have to be submitted for approval.

Courier: Water usage has been a major concern. Can you explain how much water the facility will use and whether it will affect residential supply?

Kendrick: This data center will use 330,000 gpd at complete buildout.                                                      Columbus Water Works is currently permitted to use 90 million gallons of water 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.

Courier: What assurances can you give that wastewater will not negatively impact the Chattahoochee River?

Kendrick: The wastewater from the data center will have to be pre-treated to Columbus Water Works standards before they will accept it into their sewer 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 means that is cleaned twice before being released.  This process is regulated by the Georgia Environmental Protection Division. 

Courier: If drought conditions occur, will the data center receive priority over residents?

Kendrick: No

Infrastructure & Utilities

Courier: People are concerned about strain on electricity and potential outages. Can you explain how power will be supplied without affecting residents?

Kendrick: 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.

 Courier: Who is responsible for paying for the infrastructure—water lines, sewer, and power upgrades?

Kendrick: 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, and at no cost to our community.  

 The power will also have to be paid for up front and under a special power purchase agreement with the power company.

Courier: Can you guarantee that local taxpayers will not bear any hidden costs related to this project?

Kendrick: There are no hidden costs or fees that will be passed on to local taxpayers.

Quality of Life Issues

Courier: Residents near the proposed site are worried about noise, lighting, and overall disruption. What protections are in place for surrounding neighborhoods?

Kendrick: The proposed overlay district will have requirements that address noise, lighting, setbacks, buffers and other nuisance issues to protect adjacent neighborhoods. 

Courier: How will the city enforce noise limits and environmental standards if issues arise after construction?

Kendrick: The city has the authority to enforce regulations up to and including stop work orders. 

Process & Accountability

Courier: Walk us through the approval process—what opportunities remain for public input before any final decision is made?

Kendrick: Overlay District Approval

o   First draft language and requirements presented to the Columbus Planning Advisory Commission (PAC) (Public Input Opportunity)

o   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  WE ARE HERE IN THE PROCESS.

o   City Council holds first reading and adds any additional regulations they feel necessary.  (Public Input Opportunity)

o   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.

o   Application presented to PAC (Public Input Opportunity)

o   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.

o   City Council holds first reading  (Public Input Opportunity)

o   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.

Courier: If the community overwhelmingly opposes this project, does the city have the ability to stop it?

Kendrick: Yes

Courier: Once approved, what mechanisms exist to hold the developer accountable to promises made today?

Kendrick: See question above about enforcement.

Bigger Picture / Vision

Courier: Columbus has hosted data centers before going back decades. What makes this project different in scale or impact?

Kendrick: This is an interesting argument that I have heard now from the opposition – that the data centers we currently (and historically) have are somehow different.  The size is certainly different, and because of the size, the method of cooling is different.  What the computers inside the building are working on is different.  But at the end of the day, they are all still buildings full of computers.

Courier: How does this project fit into the long-term vision for economic development in Columbus?

Kendrick: This project fits into our recruitment strategy by helping diversify the industrial base as well as our tax base.  FinTech (Financial and Technology) is a targeted sector for us.  

Courier: What would you say to residents who feel this project benefits corporations more than the community?

Kendrick: I do not understand how that could be true.

Leadership Reflection

Courier: What is the one misconception about this project you most want to correct?

Kendrick: I truly wish that those interested in the data center would take the time to learn that this is a low impact, high benefit project.  Modern data centers are not the water guzzling and noisy facilities that were the first versions. 

Courier: What is the one concern from citizens that you believe is valid and deserves more attention?

Kendrick: It is important that we put measures in place to protect our community and the neighbors.  It was never our plan to allow a company to come in and do anything they wanted.  We are finally at that step in the process and I look forward to seeing the guardrails that will be put in place by Planning Department and the City Council.

Courier: At the end of the day, how should citizens measure whether this project is truly a win for Columbus?

Kendrick: I know it is practically impossible to do, but we have to remove emotion and look at the cost/benefit logically, and we see that this is a project with low impact and high benefits.