West Whiteland planning commission asks staff to draft data-center regulations amid water, energy and decommissioning concerns

At its Jan. 6 meeting the West Whiteland Township Planning Commission directed staff to draft a model ordinance to address potential local impacts from data centers, Planning Director John Weller said.

Weller reviewed a January 2 memorandum and a December 11 Penn State webinar summary describing what developers look for when siting data centers: access to a robust power grid, existing broadband, at least 50 acres and readily available water for cooling. He noted the township’s Zoning Ordinance currently permits data centers as a conditional use in the General Industrial (I‑2) district under §325‑19.B(11)(i).

Commissioners focused on what regulatory gaps the township should fill. "Some data center developers have Community Benefit Agreements, but these agreements are pushed by the industry and do not necessarily offer protections," said Commissioner Virginia Kerslake, who cited a recently approved East Whiteland facility she said would total about 1.5 million square feet and employ about 30 full‑time workers while becoming the second‑largest energy user in PECO's service area. Kerslake urged a decommissioning strategy that includes a timeline and a posted bond to protect taxpayers if a facility is later abandoned.

Supervisor Rajesh Kumbhardare warned that extracting groundwater for cooling can lower the water table and that closed‑loop systems can still permit contamination. He said developers should be required to demonstrate water capacity and to submit a plan for water consumption and on‑site treatment. Commissioners likewise asked for information showing that energy capacity exists and that rates for existing residents and businesses will not rise because of a new facility.

Commissioners discussed a range of technical and land‑use standards they may require: minimum setbacks where the I‑2 district abuts R‑1 residential zoning, sound studies to establish acceptable decibel levels, limits or ordinance language addressing atmospheric discharges from cooling towers, and clear height restrictions rather than leaving tower heights to the Zoning Hearing Board. Patrick Gorman, township planner, suggested a sound study; Commissioner Keith Choper noted challenges in measuring and enforcing noise limits.

The commission also discussed facility scale and siting: "micro" centers (under 5,000 square feet), average centers (up to roughly 100,000 square feet) and hyperscale centers (more than 100,000 square feet), with hyperscale commonly requiring 50 acres or more and often being built in phases. Commissioners mentioned the TierPoint Valley Forge Data Center in Oaks as a nearby site that could be visited to help the commission evaluate real‑world impacts.

Commissioners discussed emergency response requirements and costs, including requiring approved emergency plans and considering a fee to the fire company to cover specialized responses to electrical fires. They noted Article XV of the township Zoning Ordinance already restricts new wells and other water extraction in the carbonate district, which could limit where large cooling‑water operations are feasible.

Weller recommended drafting a set of general regulations that would require developers to address each enumerated concern to the township's satisfaction. The commission asked staff to continue working on a draft ordinance for future review. The meeting adjourned at 8:16 p.m.