State reveals full DRI report on OpenAI’s Effingham Co. data center project

EFFINGHAM COUNTY, Ga. (WTOC) - A newly released state regional impact report reveals massive new details on Project Camellia, the proposed 1,400-acre OpenAI data center campus in Effingham County, highlighting an estimated $20 billion price tag, record-breaking electric demands, and environmental considerations.

The 44-page Development of Regional Impact (DRI) review, completed by the Coastal Regional Commission (CRC) of Georgia, outlines the full scope of the development planned near the Savannah Gateway Industrial Hub.

Developer Octans GA LLC is requesting site plan approval to construct four buildings totaling 4.4 million square feet across three parcels currently zoned for industrial and planned development.

Economic and Employment Footprint

According to the state filing, the development carries an estimated build-out value of $20 billion and is projected to generate $20 million annually in local tax revenue upon completion.

At full buildout, the facility is expected to employ 400 full-time workers. The developer stated that the existing regional workforce is sufficient to meet labor demands and the project will not displace any existing businesses or employees.

The report notes the project comes amid rapid local expansion. Effingham County’s population surged 72.6% between 2000 and 2020 and is projected to reach 82,568 by 2030, with a local unemployment rate of 2.9% recorded in June 2026.

Power, Water, and Traffic Demands

The filing details unprecedented utility requirements, led by an estimated peak electrical load of 3,210 megawatts provided by Georgia Power. The draw would make Project Camellia the largest single electricity consumer in Georgia history—demanding more capacity than both of Georgia’s new nuclear reactors at Plant Vogtle combined.

Aside from on-site emergency backup diesel generators, the applicant stated it does not anticipate regular on-site power generation.

Water consumption is projected at approximately 30,000 gallons per day (0.03 million gallons per day). The campus plans to utilize a closed-loop cooling system to minimize water loss, served by the Effingham County Water Treatment Plant without requiring line extensions.

The developer’s traffic study asserts no roadway improvements will be needed, projecting 1,500 morning vehicle trips and 1,500 afternoon vehicle trips daily across the entire complex. Upon completion, roughly 65% of the 1,400-acre site will be covered by impervious surfaces.

Environmental and Flood Zone Concerns

State environmental reviews highlighted multiple physical and ecological constraints on the property:

• Flood risks: Portions of the northern and southern areas sit inside Flood Zone AE, a Special Flood Hazard Area carrying a 1% annual chance of flooding (100-year floodplain). The site also contains freshwater forested and shrub wetlands.
• Protected species: The Georgia Department of Natural Resources (DNR) Wildlife Resources Division documented occurrences of the state-protected Hooded Pitcherplant directly on the project site, as well as nearby. DNR also noted federally listed species within the local watershed, including the Shortnose Sturgeon and West Indian Manatee.
• Wildlife protections: DNR recommended field surveys, bird-safe architectural glass to prevent window strikes, wildlife-permeable perimeter fencing, and measures to mitigate lighting and noise pollution that could disrupt breeding and migratory habits.

Regional Agencies and Advocacy Pushback

In formal agency comments attached to the report, downstream neighbors and environmental advocates urged strict accountability:

• City of Savannah: City officials stated they do not anticipate direct impacts outside existing regional agreements. Savannah plans to briefly provide wholesale surface water to Effingham County during initial phases until Effingham’s new surface water treatment plant comes online in early 2030.
• Savannah Riverkeeper: The organization demanded legally binding assurances that the facility will rely strictly on treated surface water rather than local groundwater, alongside mandatory annual water audits. Riverkeeper also requested that regional regulators require the developer to cover 100% of power grid upgrades to prevent residential rate hikes.
• One Hundred Miles: The coastal advocacy group raised red flags over missing site plan specifics, noting the filing omits exact locations for backup diesel generators and power transmission line entry points. The group also questioned the lack of technical specifics regarding how the facility plans to execute a widely touted 1,000-megawatt “power curtailment” during peak grid hours, calling on regional regulators to require a new DRI review if core project plans change during construction.

The DRI report serves as an advisory evaluation for local leaders. Consideration of the project’s site plan before the Effingham County Board of Commissioners was recently postponed at the developer’s request as the county drafts stricter conditional-use rules.