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Upper Providence moves to define, restrict data‑center development after public outcry
Summary
After a public hearing that drew residents and experts citing noise, water and community‑health concerns, the Board voted to amend zoning text to define 'data center' and set standards (including a 1,000‑foot setback with possible reduction to 500 feet at board discretion). Officials said the definition is needed to avoid uncontrolled placement of data centers across zoning districts.
Upper Providence Township supervisors voted June 15 to move forward with a zoning text amendment that defines "data center" as a distinct land use and establishes where and how such facilities may locate in the township.
Township staff framed the change as a defensive and regulatory step: without a clear definition and standards, applicants could argue that data centers fall under broader categories (for example, general warehouse or administrative center) and seek placement in multiple zoning districts. The draft ordinance draws heavily on a Montgomery County model and sets operational requirements developers must supply — including information on water and energy use, emergency‑services impacts, noise and buffering — and a baseline 1,000‑foot setback from "sensitive receptors" such as schools and day cares. The board can lower that setback to 500 feet at its discretion if a developer demonstrates compliance with stricter technical standards.
The hearing drew extensive public comment from residents, advocacy voices and a local IT professional who urged caution. Don Neville, who works in IT and AI governance, warned of continuous noise and water‑use demands and urged local rules to address impacts on wells, watersheds and electrical infrastructure. Valley Forge area resident Katie Muth, who has followed data‑center sitings across the Commonwealth, urged a larger setback and written decommissioning rules for facilities that close.
Township advisers said the ordinance is intended to set enforceable standards rather than ban data centers outright — a prohibition could be struck down by courts as de jure exclusion. Officials also noted the county planning commission recommended adopting a model ordinance because many municipalities are facing rapid, often large‑scale data‑center proposals.
Supervisors discussed adding a decommissioning requirement and other technical cleanup items; staff recommended adopting the definition now, then returning in August or September with additional amendments rather than leaving the township exposed to an application that would be governed by the current, undefined rules.
The board voted to amend chapter 300 and advance the text amendment for formal adoption and further refinement; staff said they will advertise the changes and pursue additional draft language on items like decommissioning in follow‑up meetings.
Next steps: the board directed staff to prepare the formal ordinance language and schedule subsequent public hearings for final adoption and any additional technical amendments.
