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The Data Center Divide

Union Township

Anti-Data Center Policies

Union Township permits data centers only as conditional uses in its heavy industrial district, at least 1,000 feet from homes, with utility, fire, sound, size, and spacing requirements.

current law · Union Township
Regulates data centers as a conditional use in Union Township’s H-1 Heavy Industrial District, defining them to include associated utilities, backup systems, communications infrastructure, and security systems; the Board of Supervisors approved adoption on June 29, 2026.Pennsylvania Union Township Data Center Ordinance (2026)

What this means

The measure would allow data centers only as conditional uses in the heavy industrial district and bars them within 1,000 feet of residential property, creating major limits on where they can be built (conditional uses in H-1 and 1,000 feet from residential property). It also requires utility-capacity documentation, fire protections, sound studies, and size and spacing limits, adding substantial cost and delay; it is not an outright ban.

People behind it

  • Moved to adopt the 2026 Data Center Ordinance.

  • Seconded the motion to adopt the 2026 Data Center Ordinance.

  • Proposed, held the public hearing on, and adopted the Data Center Ordinance.

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  • Chairman of the Union Township Board of Supervisors and signatory on the ordinance and public notice.

  • Township Secretary identified in the ordinance's attestation.

Restrictions & requirementsHide restrictions & requirements14

  • Data centers are conditional uses in the H-1 Heavy Industrial District, limiting them to that zoning district and requiring conditional-use approval.

  • Data centers and their exterior equipment must be at least 1,000 feet from residential property, measured radially.

  • Applicants must provide an electrical-provider letter certifying that the grid can serve the facility while maintaining sufficient service for existing township residents and businesses.

  • Applicants must provide a raw-water needs and sources analysis and a water-provider letter certifying sufficient capacity without reducing service to existing residents and businesses.

  • Data centers must use automatic fire suppression systems complying with NFPA 75 and 76, subject to the Township's reasonable satisfaction.

  • A gravel berm must extend at least 30 feet under and around each storage structure, and must be large enough to serve as a fire break.

  • Developers must provide township fire companies annual training on facility-specific firefighting procedures and hazards, update them about changes, and pay for any special firefighting equipment and related training.

  • Buildings may not have blank exterior walls, and must include adequate fenestration plus horizontal and vertical breaks every 35 linear feet.

  • Buildings must use durable brick or other context-sensitive masonry materials with color variation, and rooflines must vary throughout.

  • Each data-center building is limited to 80,000 gross square feet, with at least 300 feet between other similar uses.

  • Applicants must submit preconstruction and post-construction sound studies covering exterior rooftop and ground-mounted utility equipment; the post-construction study must be submitted before an occupancy permit is issued.

  • Rooftop and ground-mounted sound-producing equipment must be fully screened, with screening positioned to shield the direction of emitted sound.

  • Proposals must include roof-mounted solar panels at the maximum allowance under the Zoning Ordinance to offset the facility's power needs.

  • Proposals must use the latest water-conservation technology, including closed-loop systems, to reduce demand for public water.

Benefits & exceptionsHide benefits & exceptions3

  • Data centers are expressly authorized as conditional uses in the H-1 Heavy Industrial District, allowing them to be proposed and developed there subject to conditional-use approval. Data Centers are a Conditional Use in H-1 Heavy Industrial District

  • The data-center definition includes accessory and supporting utilities, infrastructure systems, mechanical equipment, cooling systems, backup power supplies, redundant communications connections, and security systems, allowing these associated facilities to be treated as part of the data-center use. accessory and supporting public utilities

  • The ordinance permits each data-center building to contain up to 80,000 gross square feet and establishes a framework for multiple similar buildings, provided they are separated by at least 300 feet. limited to no more than 80,000 gross square feet

Sources

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