Newark County proposes zoning amendments for data center regulations

The York County Board of Supervisors convened on March 4, 2025, to discuss proposed amendments to the county's zoning ordinance aimed at regulating data centers. The amendments include new definitions, land use entries, and performance standards specifically tailored for data center operations.

A key aspect of the proposed changes is the introduction of a new entry in the land use table, allowing data centers to operate under a special use permit in limited industrial and general industrial zoning districts. This move is intended to accommodate the growing demand for data centers while ensuring that their impact on the community is carefully managed.

The proposed performance standards cover several critical areas, including energy and water usage, noise generation, setbacks, and architectural standards. For energy usage, developers must provide documentation from electric utilities confirming adequate proximity to power sources. Water usage regulations require data centers to connect to public water systems, prohibiting the use of wells to protect local aquifers. Additionally, developers are encouraged to implement water conservation methods, such as rainwater harvesting.

Noise generation is another significant concern, as data centers can produce constant humming from cooling systems and servers. The ordinance mandates sound studies to assess existing noise levels and restricts noise from data centers to not exceed ambient noise levels or 55 decibels, whichever is higher. This includes provisions for surrounding mechanical equipment with acoustic barriers and limiting generator testing hours to minimize disturbances.

Setback requirements dictate that data centers must be located 200 feet from property lines and 500 feet from residential dwellings, with a 50-foot landscaped buffer to mitigate visual and auditory impacts. Architectural standards aim to ensure that data centers are aesthetically pleasing, prohibiting unattractive building materials and requiring landscaping around security fencing.

Safety provisions are also included, requiring developers to adhere to fire safety guidelines and submit plans for hazardous materials and employee evacuation. The ordinance outlines decommissioning requirements for abandoned data centers to address potential environmental and safety risks.

The Planning Commission has already reviewed and recommended approval of these amendments, and the Board of Supervisors is seeking feedback before presenting the final proposal at a public hearing. The discussions reflect a proactive approach to balancing economic development with community welfare as York County navigates the complexities of integrating data centers into its landscape.