Planning Commission recommends stricter review, standards for data centers and asks Council to require utility demand estimates

The York County Planning Commission voted to forward a proposed text amendment to County Council that would change how data centers are treated in the county zoning code and add detailed development standards intended to limit community impacts.

Planning and Development Services Director Jonathan Buono told the commission the amendment would move data centers into the industrial use category, increase buffering, and require either a special‑exception review in Light Industrial (LI) and Industrial Development (ID) districts or a conditional use/resoning process in Business & Technology Park districts. "By doing this, it takes it back to the zoning board of appeals and says you first have to get approval from them to put a data center in this location," Buono said, describing the additional public hearing and findings the process would trigger.

The draft standards include requirements for an acoustical noise study prepared by a qualified engineer, rooftop and ground equipment screening with acoustical barriers, enclosed generators limited to testing and emergency backup, low‑water closed‑loop cooling or similarly low‑impact systems, limits on exterior material light reflectance, building modulation and fenestration to reduce visual bulk, screening for electrical substations and higher setbacks and ground‑equipment separation when adjacent to residential properties.

Commissioners and members of the public pressed staff on several practical details: how noise limits tie to the county’s nuisance and performance standards; how building height is measured from grade (including the effect of raised pads); how closed‑loop cooling systems are defined and monitored; and whether the county can require proof of electrical and water capacity before approvals. Buono said utilities’ willingness and capability determinations would be part of later site review but acknowledged that the BZA or County Council could impose case‑specific conditions as part of approvals.

Commissioners adopted an amendment to their recommendation asking County Council to require that new data‑center applicants submitting a special‑exception application include estimated electricity and water demand (normal operations and emergency scenarios) and to ask council to consider additional environmental and operational metrics used by other jurisdictions. The commission’s motion and amendment passed; staff will draft the commission’s recommendation and the proposed precise language for transmittal to Council.

Commissioners emphasized the recommendation is prospective and would not apply retroactively to already‑approved developments, though new plans or expansions would be reviewed under the changed standards when the ordinance is adopted.