Data-center projects involving one or more nonresidential buildings, building groups, streets, common areas, or land allocated among occupants are treated as land development and must comply with the County SALDO. single nonresidential building

Covered data centers must complete the applicable SALDO application and preliminary and/or final plan review by County staff, the Planning Commission, and engineering consultants. A building-based project is classified as Class VI land development. Class VI – Land Development with Building

Class VI preliminary applications require at least five printed copies and one digital copy, plus extensive site, survey, engineering, stormwater, grading, parking, utility, environmental, and other supporting materials. five (5) printed copies

A preliminary plan must be voted on at a regular Planning Commission public meeting no later than 90 days or three months after filing, with written notice of the decision within 15 days. voted upon by the Planning Commission

The AWS application must undergo a 90-day review period running from October 15, 2026, through January 12, 2027.

The AWS application must be placed on the Indiana County Planning Commission meeting agenda, allowing for public comments.

Applicable application, review, hearing, inspection, and other County fees must be paid; a preliminary or final plan cannot be approved until required fees are paid in full. The County may also require an escrow for estimated review fees, with additional actual costs payable within 30 days of billing. No preliminary plan or final plan shall be approved

The County may require an inspection-fee escrow of up to 5 percent of the construction cost of the component being inspected, with additional inspection fees payable within 30 days of billing. no greater than five (5) percent

The Planning Commission may require financial security or bonds for any land-development class or component, including earth moving, earth retention, slope stability, landscaping, and other improvements. may require bonds for any Class of Land Development

Financial security for required improvements generally must equal 110 percent of estimated completion cost, may be adjusted annually, and may increase by an additional 10 percent for each year beyond the first if completion takes longer than one year. one hundred ten (110) percent

A final plan must be filed within five years after the preliminary plan's filing date or the preliminary approval expires. Within five (5) years

A developer's agreement is required for final approval. If it is not executed within 90 days after final approval, or construction does not begin within one year after execution, approval expires unless extended in writing. within ninety (90) days

Construction cannot begin until required plans, profiles, and specifications are approved; completion security and insurance are provided; a developer's agreement is executed; all required permits are obtained; and Pennsylvania One Call is completed. No Public or Private improvements shall be installed

Required improvements may include streets, stormwater facilities, sanitary sewage, water supply, fire hydrants, erosion controls, slope stabilization, parking improvements, and other applicable public or private improvements. The following improvements

Where public water or sewer is available, developments generally must connect to the approved public systems. Limited exemptions apply to subdivisions of three lots or fewer or developments with no more than one habitable building under 10,000 square feet located more than 1,000 feet from the existing system. All properties shall connect

Projects must comply with stormwater-management requirements, including runoff calculations for 2-, 10-, 25-, and 100-year storms, and permanent controls ensuring maximum post-development runoff does not exceed the pre-development rate. 2-, 10-, 25-, and 100-year storm frequencies

No land-development application may be approved for a structure or occupancy within 50 feet of a designated floodway or within a FEMA 100-year floodplain. within fifty (50) feet of a designated floodway

Development in wetlands requires applicable federal and state permits, and the County may require an additional environmental study and mitigation measures. If development is proposed within wetlands

Land subject to hazards affecting life, health, or safety cannot be developed until the hazards are reviewed or corrected; proposed development must also demonstrate stable slopes and provide stabilization measures when required. Land subject to hazards of life

For applicable developments, a licensed geotechnical engineer must prepare a quantitative slope-stability analysis; slopes generally must have a long-term factor of safety greater than 1.5 unless the County approves special circumstances. FS>1.5

Projects must provide at least 50 feet of frontage on an existing improved public street or a street accepting direct access. Lots generally must be at least one-quarter acre or 10,890 square feet, with at least 5,000 square feet available for construction. minimum frontage of fifty (50) feet

Land developments must provide sidewalks unless the Planning Commission and County Board of Commissioners recommend otherwise; sidewalks generally must be at least four feet wide and required public crosswalks at least five feet wide. All developments shall provide sidewalks

Applicable multifamily, office, commercial, and industrial developments must submit landscaping plans; specified developments must provide screening buffers at least 10 feet wide, and landscaping must be maintained or replaced for 24 months after County approval and inspection. Minimum Buffer width shall be ten (10) feet

A development that destroys at least 20 percent of existing trees at least six inches in diameter must replace each destroyed tree with one having at least a 2.5-inch caliper, unless the County permits planting on nearby public land or a fee in lieu. twenty percent (20 %) percent

Developments requiring at least five parking spaces must provide spaces of at least 300 square feet each, with access, drainage, lighting, pedestrian, wheel-stop, setback, and loading requirements; industrial and commercial developments must also provide parking for anticipated peak-shift employees and on-site truck loading and maneuvering. Each parking space shall be a minimum

No lot may be sold, and no building permit or building construction may proceed, until the final plan is approved and recorded and required improvements have been constructed or guaranteed. No lot in a subdivision shall be sold

After completion, public and private improvements require inspections, as-built plans, and approval; a certificate of completion is required before occupancy, and private improvements must thereafter be maintained according to the approved plan. certificate of completion shall be prerequisite to occupancy

The ordinance becomes effective 90 days after adoption by the County Board of Commissioners. effective in 90 days

For development that violates the SALDO, the County may refuse permits or other approvals needed for further improvement or development and may seek court action to restrain, correct, or stop the violation and prevent unlawful construction or occupancy. refuse to issue any permit or grant any approval

Data centers are an eligible use in designated industrial or development areas, subject to applicable zoning and site-development requirements.

Supporting facilities and equipment, including substations, backup generators, cooling systems, utility connections, and communications infrastructure, may be developed as part of a data-center project.

The measure coordinates land-use, building, utility, and environmental approvals through a streamlined permitting and review process.

Construction or expansion may include extensions and improvements to roads, electric service, telecommunications, water, sewer, and other necessary infrastructure.

Qualifying data-center development may receive financial incentives or tax relief for eligible construction, machinery, equipment, or improvements, subject to the measure's eligibility requirements.

An approved or lawfully established data center is protected from being forced to stop operating or substantially change because of later zoning or other local restrictions, subject to applicable nonconforming-use and public-health requirements.

The ordinance establishes a uniform process for submitting preliminary and final land-development proposals, and it applies in municipalities that do not have their own subdivision and land-development ordinance.

Land development involving a building has a defined application class, including Class VI land development, providing a specified review category for data-center projects.

Applicants may request a voluntary pre-application conference and use County workbooks and checklists to clarify the required application class, plans, agreements, and submission materials before incurring substantial preparation costs.

Before a preliminary or final application is submitted, the Planning Commission may add, remove, or modify application requirements for a specific project.

The application-completeness process requires notification within 14 days after receipt of the signed checklist, establishes review periods, and can treat failure to issue and communicate a timely decision as approval.

After an application is officially filed, later changes to zoning, subdivision, or other governing ordinances or plans may not adversely affect the pending application; it is decided under the rules in effect on the filing date.

The County may approve modifications when literal compliance would create an undue physical hardship or when an equal-or-better infrastructure or design specification is available; equal-or-better specifications require a favorable County Engineer recommendation.

Final approval may be obtained while required public or private improvements are deferred if the developer posts financial security, generally equal to 110 percent of estimated completion costs, through an acceptable form such as an irrevocable letter of credit or escrow account.

Final plans may be submitted by section or stage of development, provided future-phase improvements are guaranteed and the plans conform to the approved preliminary plan; substantive changes require a new preliminary-plan submission.

For nonresidential development, required common or public open space may be satisfied through a fee in lieu of land dedication if the County and applicant agree, with the fee based on the fair market value of the improved land.

Projects generally may connect to available public water and sewer systems, and developers may install or extend lines where service is unavailable, subject to limited exemptions for small or remote projects.

An additional traffic-impact study is required for certain developments generating more than 100 additional trips only when known traffic deficiencies also exist.

The AWS Preliminary Land Development Plan has a defined 90-day County review period, beginning October 15, 2026 and ending January 12, 2027.