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Smithfield planning commission recommends strict data-center zoning changes to supervisors
Summary
The Planning Commission voted to recommend a curative amendment that would move data centers to conditional use and impose stricter limits on siting, sound and vibration monitoring, water systems and energy standards; commissioners asked supervisors and county planners to review two minor edits before adoption.
The Smithfield Township Planning Commission voted on July 6 to recommend that the township supervisors and the Monroe County Planning Commission review and consider a curative ordinance amendment that would move data centers and disaster‑recovery facilities into a conditional‑use category and impose tighter restrictions on their siting, stormwater, noise and water systems.
Chair (first reference: Chair) told the meeting the amendment is “a highly aggressive data center ordinance in terms of restriction, both in location, in size, and in resource uses, in particular, stormwater,” and said the panel had incorporated recent local changes to noise and vibration standards into the curative amendment.
Julia (planning staff member) reviewed the red‑line draft and described the changes staff and counsel had proposed, including a 500‑foot buffer provision, new utility requirements (item f), and language that references USGBC LEED standards or an equivalent/successor design standard. She told commissioners the revision moves data‑center principal uses to conditional use so local review would vet individual proposals more closely.
Commission discussion focused on three recurring issues: the degree to which the ordinance should require LEED (or successor) certification versus meeting a LEED‑level design standard; how large buffers and railroad setbacks should be (discussion included a proposed reduction of an 800‑foot railroad setback to a smaller figure to avoid de facto exclusions); and water‑system requirements, including a proposed closed‑loop water recirculation requirement for cooling systems.
John (township engineer) and other staff confirmed some technical details: bond and tower‑removal agreements tied to performance bonds will be verified against the agreements and the township engineer’s review letters, and engineering comments dated 07/06/2026 will need to be satisfied for site approvals. Staff also said the ordinance includes environmental and community‑impact review language that would require applicants to address water and fire‑safety plans as part of the conditional‑use review.
Public commenters pressed for stronger protections. Mary Anne (public commenter) urged mandatory notification and operational contacts for the township and the river master in case of flooding or hazardous spills, saying such measures would aid emergency response. Brandon Bernardo (public commenter) argued the community would face long‑term consequences if data centers were allowed with insufficient protections, calling the risk “opening up Pandora’s box.” Scott Johnson (public commenter) asked for scientific justification for the chosen setback distances, calling the 250‑foot figure “an arbitrary number” and urging a study of impacts at varying distances.
Staff and another meeting participant responded to commenters by noting that emergency action plans (EAPs) and Monroe County OEM notification procedures already exist and that some concerns — for example, railroad easements and minimum setbacks — are constrained by preexisting easements and regulations.
After discussion the commission made two related motions: first, to recommend the ordinance as currently drafted to the supervisors and to the Monroe County Planning Commission for review; second, to forward the ordinance with two de minimis edits under consideration (one addressing the LEED/certification language and one asking supervisors to evaluate an appropriate railroad setback distance so the ordinance does not create unintended exclusions). The motions were seconded and carried by voice vote.
Votes at a glance
- Recommend approval of the data‑center curative amendment to the supervisors (motion carried; specific vote recorded as voice vote — ayes). - Recommend denial of Smurfit WestRock initial‑use application due to outstanding items in the township engineer’s 06/29/2026 letter (motion carried; voice vote — ayes). - Recommend approval of the Verizon Wireless submission to the supervisors, subject to final county planning and engineering comments (motion carried; voice vote — ayes). - Recommend approval of the Westfield North minor subdivision (motion carried; voice vote — ayes).
What happens next
The commission transmitted its recommendation and the red‑line ordinance to the township supervisors and to the Monroe County Planning Commission for formal review and any additional technical edits; supervisors will consider the ordinance in a subsequent meeting. Staff said applicants will have to respond to outstanding engineering comments and that the supervisors’ review could include the de minimis edits the commission identified.
Sources and evidence: Commission discussion and staff presentations at the July 6 meeting; township engineering review letters referenced in the hearing (06/29/2026 and 07/06/2026).
