The movement among Lancaster County municipalities to create local regulations governing the environmental impacts of data centers has intensified in recent months.
Since June, four more municipalities have adopted rules, bringing the county-wide total to seven, according to LNP | LancasterOnline reports. In total, leaders in 19 municipalities have had discussions during public meetings about adding rules to their zoning ordinances in 2026.
Most of them do not have any data centers proposed, but are setting protections in case one comes in the future.
By adding rules on data centers to a local zoning ordinance, municipalities can limit them to certain areas and regulate impacts like noise, water usage and air quality. They can also require a public hearing before the local zoning hearing board or governing body, Penn State Adjunct Professor of Law Michael Helbing wrote in a recent essay.
“One of the most powerful tools a Pennsylvania municipality has is its authority over zoning under Pennsylvania’s Municipalities Planning Code,” Helbing wrote.
State law prohibits municipalities from having an outright ban on any legitimate land use. Municipalities that don’t allow data centers at all risk lawsuits from developers seeking to declare their zoning ordinance invalid. If successful, a substantive validity challenge would take away a municipality’s ability to control where a data center is located, officials from environmental nonprofit PennFuture wrote in an essay earlier this year.
Municipalities with no data center rules can temporarily pause any new validity challenges for up to 180 days to update their rules, through what’s known as a curative amendment. But that process doesn’t affect data center proposals that meet existing zoning regulations, according to PennFuture.
The Lancaster County Planning Commission recently created a guide for municipalities considering their own data center regulations.
“With increased demand for ‘cloud’ services, AI computing, and the growing digital economy comes an increased likelihood that data centers will be proposed in several Lancaster County municipalities. Local leaders must be proactive in planning for both new development and redevelopment of previously constructed facilities,” the report reads.
Do you know where your town stands? Check out the list below:
Ephrata Township’s rules, passed in May, allow data centers in the industrial zone with zoning hearing board approval. Restrictions include maximum noise levels and water usage. A decommissioning plan is required.
Lancaster city voted in July to limit data centers to the suburban manufacturing zone with a zoning hearing. While the rules do not apply to the Lancaster AI Hub data centers planned on Greenfield Road and Harrisburg Pike, many are similar to those in community benefits agreement between the projects’ developers and the city.
Manor Township’s ordinance, adopted last fall and updated in March, allows data centers on parcels of 30-plus acres in the township’s industrial district with zoning hearing board approval. It limits buildings to 40 feet in height and nighttime noise for neighboring properties to 65 A-weighted decibels, or dB(A) – roughly the volume of a normal conversation between people standing a few feet apart. The daytime limit is 70 dB(A).
Penn Township’s ordinance, passed in June, allows data centers in the limited commercial district with zoning hearing board approval. It includes setbacks from residential properties, noise limits and restrictions on water use. Developers must submit plans for things like noise, electronic waste disposal, thermal impacts and emergency response. Cooling systems must be closed-loop and cannot use well water.
Pequea Township adopted an ordinance in August limiting data centers to lots of 30-plus acres in the commercial and industrial zoning districts with public water and wastewater. Conditional use approval is required. Noise and vibration studies, annual air quality testing, 300 foot setbacks from homes and schools and reporting of the project’s energy needs are also required.
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Rapho Township approved rules July 16 that allow data centers in the industrial zone with a conditional use hearing. Centers must have public water and sewer service, and any liquid cooling systems must be closed-loop. Plans outlining water and energy usage, noise minimization, emergency response and electronic waste are required.
West Hempfield Township voted in September to allow data centers in the general industrial zoning district with conditional use approval from the township supervisors. Buildings are limited to 120,000 square feet – or 156,000 square feet if 75% is covered by a green roof – and prohibited within 1,000 feet of the nearest residential property line or agricultural building. A developer has inquired about putting a data center in that district, but no plans have been submitted. Sound studies and water conservation technology such as closed-loop cooling are required.
Columbia Borough voted in July to advance rules prohibiting data centers in the light business district, but is awaiting county planning commission review before a final vote. That district includes the McGinness Innovation Park, where a developer proposed a data center earlier this year. Additional rules were discussed in September, including limits on noise and water usage, and requirements for a conditional use hearing. Data centers are currently allowed in the light business, light industrial and general industrial districts with no other restrictions.
Drumore Township has drafted an ordinance which would limit centers to 100,000 square feet on lots 15 to 30 acres in the commercial-industrial zone with conditional use approval. It’s set to be reviewed by the township planning commission on Oct. 27.
East Cocalico Township voted in July to send planners a draft ordinance allowing data centers on parcels of at least 15 acres in the light industrial district with conditional use approval. Up to three 100,000-square-foot buildings would be allowed with closed-loop liquid cooling. Requirements include noise, vibration and power supply studies, and a decommissioning plan. Private water wells would not be allowed near township wells.
East Drumore Township forwarded an ordinance to the county and township planners for review in September, and expects to hold a public hearing on Nov. 5. It would limit data centers to 100,000 square feet on parcels of at least 10 acres in the industrial zone with conditional use approval.
Manheim Borough has proposed allowing data centers in the industrial and planned industrial/corporate center zoning districts with conditional use approval. It voted in August to send the ordinance to borough and county planners, and a final vote is tentatively scheduled for Oct. 27.
West Donegal Township voted in July to send planners an ordinance allowing data centers in the general industrial zone with zoning hearing board approval. Requirements include plans for noise, water usage, energy usage, emergency response, electronic waste and thermal impact. Centers wouldn’t be allowed within 200 feet of a residential property line. Using private wells for cooling would be prohibited.
Colerain Township’s planning commission is working on a data center ordinance that likely won’t be adopted until early 2027, according to Carmen B. Wiker, township secretary-treasurer.
East Hempfield Township started the process of adopting a curative amendment in September. The ordinance could come up for a vote as soon as December.
East Lampeter Township started the process of adopting a curative amendment in September.
Little Britain Township started the process of adopting a curative amendment in July. It is expected to be passed by January 2027.
Manheim Township voted in August to direct staff to draft a “stopgap” ordinance that would require conditional use approval in industrial zoning areas.
West Lampeter Township discussed data center regulations in July, with plans to adopt them at a future meeting.