Millcreek Township is proposing a zoning amendment to regulate data centers in the township.
Data centers house hundreds or thousands of computers and other technology needed to provide artificial intelligence, cloud storage and other digital applications.
They’ve come under fire in other communities for noise, vibration and extensive water and electricity needs.
Millcreek’s proposed rules aren’t an effort to attract data centers to the township but to regulate them if any do come, Millcreek planning and development director Matt Waldinger said.
“I don’t want folks to think we are necessarily promoting data centers or seeking for them to locate in Millcreek,” Waldinger told the Millcreek Township Planning Commission. “This (change) does allow us to add them as a use, regulate what zoning districts they’re allowed to operate in and add supplemental regulations on them so that we can try to control some of their effects.”
Millcreek currently has no regulations for data centers and does not list them as a permitted or conditional use in any zoning district.
By state law, local governments cannot prohibit any legal land use — including data centers — within their boundaries but can designate areas where they are permitted.
“Pennsylvania is a state where, if something is not in your zoning code and regulated as a use, then it theoretically could be placed anywhere,” Waldinger said.
Millcreek’s proposed zoning amendments would allow data centers in industrial districts only, and then as a conditional use, meaning a proposed data center would have to comply with conditions set by the township.
The proposed zoning regulations also include new rules for smoke and vape shops.
Where a data center could be located
Under the proposed zoning changes, a data center of 50,000 square feet or less could be located in Millcreek’s light industrial district.
A larger data center could be located in the heavy industrial district.
Both districts are generally along the commercial corridor bounded by West 12th and West 26th streets and in an area along Wattsburg and Wager roads.
The light industrial district additionally includes areas along West Grandview Boulevard and Perry Highway.
Conditional use requirements
For conditional use approval, a proposed data center must:
- Provide an environmental impact analysis detailing how it would mitigate or eliminate noise, vibration, dust and other community impacts.
- Prove that power and water adequate for its needs can be provided by Penelec and Erie Water Works.
- Provide an emergency response plan so that first responders are aware of what the facility contains and any fire suppression equipment or systems it has available.
- Provide a decommissioning plan and proof of financial resources to properly empty and abandon the data center if it is to be closed.
A proposed data center additionally would need to comply with existing township regulations for all developments. Those regulations address stormwater management, parking and other concerns.
Smoke and vape shop proposals
Smoke and vape shops would be allowed only in the C-1 commercial district, primarily along West 12th, West 26th and Peach streets.
They would not be allowed within 1,000 feet of any school, daycare center or existing smoke or vape shop.
Sale hours would be limited to 8 a.m. to 10 p.m.
Drive-through service would be prohibited.
What’s next
The Millcreek Township Planning Commission will consider proposed zoning changes on Aug. 4.
If recommended by planners, the changes are expected to be considered for adoption by township supervisors on Aug. 11.
