Concord Township Officials Approve New Data Center Zoning Ordinance

Concord Township Officials Approve New Data Center Zoning Ordinance

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Concord Township Clears Path for Data Centers, Setbacks and Sewer Rules in Place

“We are very pleased with this ordinance,” said Council President Dominic Pileggi as Concord Township officials unanimously approved a data center zoning ordinance at the Wednesday night council meeting, Delco Times reported. The move comes after three public hearings over the past five months, a sign of the careful deliberation surrounding a topic that splits communities: inviting the economic engine of data centers while protecting residential quality of life.

Before the final vote, township Solicitor Hugh Donaghue delivered a crucial piece of context that frames the entire debate. “Currently there are no planned data centers, no inquiries and no applications for data centers in the township,” he stated. Without an ordinance, Pileggi explained, a developer could use a “curative amendment” to force the township’s hand. The new ordinance specifies where and how these facilities could be built, creating a framework for potential future development.

A Blueprint for the Digital Age

The ordinance is detailed, aiming to balance the massive infrastructure needs of a data center with the quiet, suburban character of Concord Township. Data centers would be zoned exclusively for the light industrial area and must sit on a minimum of 12 acres. Given the township’s layout, officials noted there are fewer than five sites that currently meet this size requirement, unless a developer combines multiple properties or performs a reverse subdivision.

Perhaps the most significant protections for residents are the mandatory 900-foot setbacks. This means any future data center would be required to be set back nearly three football fields from sensitive properties like residences, nursing facilities, or schools—a significant buffer designed to mitigate noise, traffic, and visual impacts. The rules also address environmental and operational concerns, setting limits for ambient sound and vibration, managing electromagnetic impacts, and requiring a plan for electronic waste. Fire protection and facility decommissioning are also covered, ensuring these massive buildings are responsible from cradle to grave.

Power is another critical factor. The ordinance mandates that primary power for a data center must come from the regional utility grid. While backup power is essential, the township is placing strict limits on diesel generators, requiring them to be housed in sound-attenuated enclosures and to be used only for emergencies. A developer seeking an alternative would have to submit a professionally engineered plan for township review, a layer of accountability designed to prevent shortcuts.

The Human and Economic Stakes

The debate over data centers is rarely just about zoning; it’s about a community’s future. For municipalities, these facilities can be a double-edged sword. On one hand, they promise a stable tax base, high-paying tech jobs, and the digital infrastructure that supports everything from remote work to local businesses. On the other, they bring concerns about massive energy consumption, strains on local resources like water and sewage, and the industrialization of once-quiet areas.

One Concord resident captured this sentiment perfectly, asking officials, “I wasn’t sure if they were trying to keep data centers out or invite them in.” This question lies at the heart of many suburban zoning battles.

The township is also tackling one of the most contentious issues head-on: sewage. A number of residents questioned whether any proposed data center would be required to hook into the public sewage system. Officials confirmed this would be a mandatory requirement. “That would prevent drainage on the property or into a stream and would allow the municipal authorities to determine if the existing sewage system can’t handle the extra load, the data center would not be permitted,” Pileggi said.

Concord Township officials stated the ordinance provides a regulatory framework that ensures any potential development aligns with community values and infrastructure capabilities.

Officials clarified that they are in the process of establishing a separate sound ordinance, and the new data center rules incorporate the same requirements.

Concord Township Officials Approve New Data Center Zoning Ordinance

The solicitor emphasized these standards are not arbitrary but have been established by professionals and are average for municipalities across southeastern Pennsylvania or even lower.

What Else is on the Table?

While the data center ordinance took center stage, other community concerns bubbled to the surface. One resident complained about multiple false fire alarms at the Concord Point apartments, asking if the township would be reimbursed for the costs. Officials confirmed the issue had been addressed, with safety being paramount. The idea of fining property owners for repeated false alarms, a practice in other municipalities, was met with receptiveness from Pileggi, who said the board would consider drafting an ordinance on the matter.

The other major project in the township, The Shoppes at Concord, did not come up during Wednesday’s meeting. This 25-acre commercial development proposal, which includes plans for four fast-food restaurants, a supermarket, a car wash, and more, remains a live issue. Despite the Planning Commission’s unanimous denial in September, the council has the final say. The township is currently in the middle of conditional use hearings on the project, with the next one scheduled for Tuesday, Nov. 10, at 6 p.m. at the township building.

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