Planning commission recommends fossil‑fuel electric‑generating facilities ordinance to supervisors after public questions on setbacks, noise and water

The South Strabane Township Planning Commission voted to recommend that the township supervisors consider a proposed fossil‑fuel electric‑generating facilities ordinance intended to regulate on‑site fossil‑fuel generation associated with large users such as data centers.

Commissioners said the draft ordinance largely mirrors recently adopted data‑center rules and includes provisions on setbacks, decommissioning, lighting, buffering and acoustical controls. The commission discussed specific dimensional standards cited in the packet: a 1,500‑foot setback from an occupied residential structure, a 500‑foot setback from property lines in some contexts, and a 100‑foot vegetative buffer requirement described in the draft.

Planning Commission member (S6) noted the township cannot unilaterally ban data centers or preempt state requirements; several commissioners and staff said applicants must still obtain state permits including air‑quality and water‑discharge permits overseen by the Pennsylvania Department of Environmental Protection (DEP) and, for some interconnection matters, federal authorities.

Resident Dennis Malone (S4) and other public commenters urged more time and clarity; Malone asked whether the ordinance would be acted on that night and was told the supervisors' advertised public hearing at the end of the month is the forum for final action. A public commenter raised concerns about cooling‑water discharge and salinity harming local waterways. Township staff and commissioners responded that water discharges require DEP permits and monitoring and that operators typically must demonstrate discharge quality before putting treated water back to a receiving stream.

Commissioners also debated how to treat generator size in the ordinance; members discussed whether to add a minimum lot‑size threshold (a 40‑acre suggestion was mentioned) and to clarify the allowable size or hours of operation for on‑site generators. Commissioners referenced prior data‑center controls such as limits on backup generator run time and reporting requirements; one commissioner recalled a 120‑hour annual limit applied to certain generators in earlier local rules.

Planning Commission member (S7) moved that the commission recommend the fossil‑fuel electric‑generating facilities ordinance to the supervisors, subject to consideration of acreage and facility‑size language; the motion was seconded and carried by voice vote. The commission said staff will make technical edits before the supervisors' hearing so the ordinance packet is consistent with other township ordinances.

The supervisors will hold the advertised public hearing at the end of the month and may accept testimony and decide whether to adopt the ordinance. The commission noted that some regulatory matters — notably DEP water and air permits and certain interconnection approvals — are under state or federal jurisdiction and not within the township's authority.