Public Open House on Proposed Unified Development Ordinance Update
Event Date:
Tuesday, Dec 09, 2025 from 5:00 PM – 7:00 PM
Event Location:
Hunter Hall (Crystal Beach Pool House)
400 W Vaughn Dr
Madison, IN 47250
Event Description:
The City of Madison is drafting a new Unified Development Ordinance (UDO).
This is your opportunity to:
- Learn about the ongoing work to update the UDO.
- Explore project goals and proposed changes.
- Share your questions, ideas, and feedback.
- Visit topic-specific stations at your own pace-come and go as needed.
Your input plays an important role as the draft moves toward Plan Commission consideration and final City Council adoption. We hope to see you there.
Quick Review
A cursory review of the proposed Unified Development Ordinance (UDO) presents several questions and areas of concern requiring clarification prior to adoption. Not to stifle development, but instead to protect residents, not just developers. Credit to the anonymous Facebook User for reviewing the UDO and outlining these important questions and concerns:
1. Data Centers are not defined, period. Why is a major industrial land use not defined or addressed, not only by the City, but Jefferson County, as well?
2. If a data center is “unlisted,” does the Administrator have the power to approve it by labeling it as a “similar use” to Light Industrial, Research & Development, or Utility Facility? (UDO Section 2.21)
3. If the City classifies a data center as a “similar use,” do residents have any right to appeal before construction happens?
4. Which parcels in Madison are zoned L1 or L2, and how close are they to homes? And will the City publicly map out all areas where a data center could legally be approved?
5. Heavy Industrial (L2) allows uses with “large demands” on community services. Would a data center fall into this category?
6. The UDO sets NO limit on industrial water usage. What is the maximum amount of water a data center could legally withdraw per day?
7. Who decides water priority in the event of shortages—residents or industrial users? Does industry get first access?
8. Will the utility board conduct and publicly release a water impact study before any high-water-use user is approved?
9. Has the City done an electrical capacity study to determine if Madison can handle a large-power facility like a data center?
10. Who pays for new substations, transformers, and high-voltage lines—taxpayers or the company?
11. Will the City guarantee a public rate-impact report before approving any project that uses massive electricity?
12. The UDO has no noise limits for industrial cooling, chillers, and generators. What standards will be used to protect nearby homes from 24/7 noise?
13. Will noise monitoring be continuous or only done if someone complains?
14. How will heat exhaust from large server facilities be handled? Does the City have any rules for this?
15. Has the Fire Department been consulted about lithium-ion battery risks for BESS or data-center UPS battery banks?
16. Does the UDO require hazard studies or evacuation plans for BESS or other high-energy facilities?
17. Will all unlisted uses—especially data centers—be required to go through public hearings instead of internal administrative approvals?
18. Will the City consider explicitly adding “data center” to the UDO instead of letting it be pushed through as a “similar use”?
19. Will the City require independent third-party studies for noise, water, electricity, and environmental impacts?
20. Will data centers or similar projects receive tax abatements? If so, how will that affect funding for schools, first responders, and infrastructure?
21. After construction, how many long-term jobs would a data center actually create (realistically only 20–50), and will there be a local hiring requirement?
22. Will the City require a Community Benefits Agreement guaranteeing protections on water, power, noise, and environmental impacts?
23. For BESS systems: what are the minimum required distances from homes, and why isn’t that clearly stated?
24. Does the City have a plan for dealing with thermal runaway or lithium battery fires, and does the Fire Department have the equipment and resources to handle it for more than a single event?
Click to watch the City’s Joint Work Session on the proposed UDO changes held on 12/2/2025 on the city’s YouTube channel. Sorry, the city blocks playback here, and and their sound is turned off for the first 18+ minutes of the session.
