What Residents Should Know

Data centers are becoming a major land-use topic across Pennsylvania and the country. They are large facilities that house computer servers, networking equipment, cooling systems, backup power systems, and related infrastructure used to store, process, and transmit digital information.

For Upper Allen Township, the current issue appears to be proactive zoning: whether the Township should define data centers in its zoning ordinance and decide where, if anywhere, they should be allowed before an application is submitted.

At the September 3, 2025 Upper Allen Township Board of Commissioners meeting, Commissioner Jim Cochran raised the issue of data centers being proposed in Cumberland County.

According to the meeting minutes, Commissioner Cochran stated that he did not believe there is any location in Upper Allen Township suitable for such a facility, but noted that zoning ordinances are generally expected to account for different types of land uses. He suggested that, as an initial step, the Township consider allowing “data farms” only in industrial or commercial districts and only by special exception.  

The minutes further state that Commissioner Cochran viewed this as a protective measure in case an application were ever submitted, while giving the Township time to consider a more comprehensive approach. The Township Solicitor was asked to investigate the issue and return with suggestions for the Board.

Monroe Township, which borders Upper Allen Township to the west, has also been involved in public discussion about data centers. Monroe Township describes itself as a second-class township in southern Cumberland County, bordered by Silver Spring Township to the north, Upper Allen Township to the east, South Middleton Township to the west, and York County to the south. Its website lists a 2020 Census population of 6,230 and describes the township as including farmland, historic farm buildings, the Yellow Breeches Creek area, and portions of the South Mountains.  

In late 2025, Monroe Township submitted a Data Centers Zoning Amendment to the Cumberland County Planning Department for review. The County’s review report states that the amendment would regulate data centers as a conditional use in Monroe Township’s Industrial and Highway Commercial zoning districts. The proposed language would also define data centers as a new use and establish specific requirements for that use.  

This is important for Upper Allen residents because Monroe Township’s approach shows one way a neighboring municipality is attempting to proactively place data centers into its zoning ordinance instead of waiting until an application is filed.

In 2026, Monroe Township received a request from PA Data Center Partners to be placed on a public meeting agenda to present a potential data center project plan in Monroe Township. Monroe Township posted that the request would be heard at the June 11, 2026 meeting rather than the May 14 meeting. The Township also linked residents to the PA Data Center Partners agenda request and to Monroe Township’s data center zoning ordinance amendment for easier public access.  

Local media has also reported public concern about the proposed Monroe Township project. WHP/Local 21 reported in May 2026 that Ashcombe Farms and Greenhouse, a neighboring small business, publicly stated that it does not support the proposed data center project and clarified that it was not connected to the land where the data center was proposed.

The Upper Allen discussion appears to be preventive and zoning-focused. Based on the September 3, 2025 meeting discussion, the issue was whether Upper Allen should define and regulate data centers before an application is submitted.

Monroe Township’s situation appears to be further along because it includes both a zoning amendment reviewed by Cumberland County and a public agenda request from a potential data center applicant. Monroe’s proposed ordinance approach would treat data centers as a conditional use in specific zoning districts, while Upper Allen’s initial discussion mentioned special exception review in industrial or commercial districts.

For residents, the comparison shows that nearby municipalities are not all handling data centers in the same way. Some are considering overlay districts, some are limiting them to industrial or commercial areas, some are using conditional use review, and others are considering special exception review.

A conditional use is typically reviewed by the governing body, such as a Board of Supervisors or Board of Commissioners, under standards listed in the zoning ordinance.

A special exception is typically reviewed by the Zoning Hearing Board under standards listed in the zoning ordinance.

Both processes can include public hearings and evidence-based review. The key difference is usually who hears and decides the application.

For Upper Allen, Commissioner Cochran’s initial suggestion was special exception review. For Monroe Township, the County review report states that the proposed data center amendment would make data centers a conditional use in the Industrial and Highway Commercial districts.  

Monroe Township matters in this discussion because it is a neighboring Cumberland County municipality dealing with the same land-use question in real time.

The Monroe example raises practical questions for Upper Allen:

Would Upper Allen define data centers as their own land use?

Would data centers be allowed only in certain zoning districts?

Would they require special exception review, conditional use review, or another process?

Would the Township regulate noise, setbacks, lighting, screening, water use, generators, electrical infrastructure, traffic, and emergency access?

Would the Township act before an application is submitted?

Would the Township hold a broader public discussion before drafting ordinance language?

A data center is a facility designed to support digital infrastructure. In simple terms, it is a building or campus that contains large numbers of computer servers and related equipment.

Data centers may support:

cloud storage

artificial intelligence systems

websites and apps

business data processing

streaming services

financial transactions

government and institutional records

backup and disaster recovery systems

Some data centers are relatively small. Others, often called hyperscale data centers, can be very large and may require significant power, cooling, land, utility infrastructure, and security.

Many municipalities are reviewing zoning rules because data centers may not fit neatly into older zoning categories such as office, warehouse, industrial, utility, or communications uses.

Upper Allen’s September 2025 discussion reflects the same concern: if a zoning ordinance does not specifically define data centers, the municipality may need to decide how to classify them if an application is submitted. Commissioner Cochran specifically raised the idea of treating data centers as a use allowed only in commercial or industrial areas and only by special exception.  

A special exception is not simply an exception from the rules. In Pennsylvania zoning, it generally means a use may be allowed in a zoning district if the applicant proves it meets the ordinance’s specific criteria, usually before the Zoning Hearing Board.

Upper Allen’s discussion did not happen in isolation. Other nearby communities in Cumberland County have also reviewed data center zoning.

For example, Cumberland County Planning Department reviewed a proposed Data Center Overlay District in Middlesex Township in 2025. The County report stated that the proposed overlay would include approximately 694 acres and would require data centers to connect to public water and public sewer, with setbacks, screening, and façade improvements.  

The County Planning Department also noted that data centers can provide IT infrastructure, job creation, and substantial taxable valuation, but it recommended that Middlesex consider buffers, setbacks, natural feature protections, and clarification of public water and sewer requirements.  

Hampden Township also reviewed data center zoning in 2025. According to Government Technology / PennLive reporting, Hampden Township commissioners voted 5-0 to reject a draft ordinance that would have allowed data centers in Industrial and Office Park zoning districts. The report stated that residents raised concerns about proximity to residential neighborhoods, physical separation, noise, water use, and whether office park zoning was appropriate.  

This example is useful for Upper Allen residents because it shows the kinds of questions neighboring municipalities are considering before adopting data center regulations.

Land Use

Residents may ask whether data centers belong in industrial districts, commercial districts, office parks, or only in specially designated overlay districts.

For Upper Allen, Commissioner Cochran specifically suggested commercial or industrial districts only, by special exception.  

Electric Demand

Data centers can require substantial electric capacity. Some projects require new substations, transmission upgrades, backup generators, or utility coordination.

In Allen Township, Northampton County, local reporting stated that residents raised concerns about electrical consumption, water, and noise, and that the approved Liberty Drive data center was funding its own private substation powered by PPL.  

Water Use and Cooling

Some data centers use water for cooling, while others use closed-loop or other cooling systems that may use less water. Water use depends heavily on the technology, design, size of the facility, and cooling method.

The Middlesex Township review noted that the proposed ordinance required connection to public water and public sewer, but Cumberland County Planning asked for more clarification about whether public water would be required for cooling and operations.  

Noise

Noise may come from cooling equipment, fans, generators, transformers, substations, and truck or maintenance activity. This is why some municipalities consider sound studies, operational limits, setbacks, and buffers.

Allen Township’s draft zoning work included hiring an acoustical engineering and consulting firm to review data center submissions and help shape regulations.  

Setbacks and Buffers

Setbacks determine how far a facility must be from property lines, homes, schools, parks, or other sensitive areas. Buffers can include landscaping, fencing, walls, berms, or natural screening.

Cumberland County Planning specifically recommended that Middlesex consider setbacks and buffer provisions to protect sensitive natural features such as riparian buffers, floodplain, steep slopes, and viewsheds.  

Tax Revenue

Supporters often point to taxable value and potential local tax revenue. Cumberland County Planning’s Middlesex review noted that data centers can create high taxable valuation and substantial tax revenue.  

However, tax revenue should be weighed against potential infrastructure demands, utility impacts, public safety needs, land-use compatibility, and long-term community planning goals.

A factual discussion should include possible benefits as well as concerns.

Potential benefits may include:

increased taxable property value

economic development

investment in utility infrastructure

limited traffic compared with some other commercial uses

support for digital infrastructure

potential jobs during construction and operation

reuse of certain industrial or large commercial sites

Cumberland County Planning’s Middlesex review specifically identified data centers as part of the IT infrastructure used in everyday life and noted job creation and high taxable valuation as potential positives.  

Potential concerns may include:

large land consumption

visual impact from large buildings

noise from cooling and power equipment

high electric demand

water use depending on cooling design

backup generator emissions

security fencing and lighting

limited compatibility near homes

pressure on public water, sewer, roads, or emergency services

possible mismatch with agricultural, residential, or conservation goals

These issues do not mean every data center is automatically inappropriate. They mean the Township should define the use clearly and decide where and under what conditions such facilities could be considered.

The Township could limit data centers to industrial or commercial zoning districts. This was the initial concept raised by Commissioner Cochran.

At the September 3, 2025 meeting, the Township Solicitor stated that to change the ordinance, the Board must go through the process of holding a hearing and sending the amendment to the County. The minutes also state that the Solicitor noted the pending ordinance doctrine starts with the first advertisement, meaning new submissions may become subject to the pending ordinance after that point.  

This matters because timing can affect whether a proposed project is reviewed under current rules or pending updated rules.

Is Upper Allen considering a data center ordinance amendment?

Has the Solicitor returned recommendations to the Board?

Would data centers be defined as a separate land use?

Would they be allowed only in commercial or industrial districts?

Would they require special exception approval?

Would residential setbacks be required?

Would sound studies be required?

Would public water and sewer capacity be reviewed?

Would cooling systems be regulated?

Would backup generators, substations, and battery systems be included in the review?

Would the ordinance include lighting, landscaping, fencing, and façade requirements?

Would natural features such as floodplains, streams, wetlands, steep slopes, and viewsheds receive additional protection?

Would the Township consider a temporary moratorium while drafting regulations?

Is there currently any active data center application in Upper Allen?

Upper Allen Township does not appear to have a publicly listed data center development application at this time. The public discussion began at the September 3, 2025 Board of Commissioners meeting, when Commissioner Jim Cochran raised concerns about data centers being proposed elsewhere in Cumberland County and suggested that Upper Allen consider proactive zoning protections. His initial suggestion was to limit data centers to commercial or industrial districts and require special exception review. The Township Solicitor was asked to investigate the issue and return with recommendations.  

Nearby Cumberland County municipalities, including Middlesex and Hampden Townships, have also reviewed data center zoning. These discussions generally focus on land-use compatibility, electric demand, water use, cooling systems, noise, setbacks, buffers, tax revenue, and public infrastructure impacts.  

The issue for Upper Allen residents is not simply whether data centers are “good” or “bad.” The factual question is whether the Township’s zoning ordinance clearly defines this use, identifies appropriate locations, and establishes standards to protect residents, infrastructure, natural resources, and long-term community planning goals.