Millcreek Township is proposing a zoning amendment to regulate data centers as conditional uses in industrial districts. These facilities house technology used for artificial intelligence, cloud storage, and other digital applications.

Matt Waldinger, the planning and development director for Millcreek Township, stated the proposed rules are not an effort to attract data centers but to regulate them if they locate in the township. Pennsylvania state law prevents local governments from prohibiting any legal land use within their boundaries, though local governments can designate areas where specific land uses are permitted. The township currently has no regulations for data centers and does not list them as a permitted or conditional use in any zoning district.

Millcreek Township's proposed amendments would allow data centers in industrial districts only as a conditional use. Under these proposed changes, a data center measuring 50,000 square feet or less could be located in the township’s light industrial district, while a facility larger than 50,000 square feet could be situated in the heavy industrial district. The township's industrial districts are generally located along the commercial corridor between West 12th and West 26th streets, and also include an area along Wattsburg and Wager roads. The light industrial district specifically includes areas along West Grandview Boulevard and Perry Highway.

For conditional use approval, a proposed data center must provide an environmental impact analysis detailing the mitigation of potential noise, vibration, dust, and other community impacts. They must also demonstrate that Penelec and Erie Water Works can provide adequate power and water to the facility. Additionally, an emergency response plan detailing facility contents and fire suppression systems is required. A decommissioning plan and proof of financial resources to properly empty and abandon the facility if closed are also conditional use requirements. A proposed data center must also comply with existing township regulations for stormwater management and parking. Data centers have drawn criticism in other communities regarding noise, vibration, and extensive water and electricity needs. The proposed zoning regulations also include new rules for smoke and vape shops.

Why It Matters

The proposed zoning amendment by Millcreek Township addresses the potential arrival of data centers, which are currently unregulated within the township. By establishing data centers as conditional uses in industrial districts, the township aims to implement specific requirements and impact controls for these facilities. This action allows the township to manage potential effects such as noise, vibration, and resource consumption, as data centers have been known to create such concerns in other communities. The regulations also ensure that any data center development adheres to local infrastructure capabilities and provides for long-term planning, including decommissioning.