Suburban Pennsylvania communities are moving fast to regulate data centers before they become a reality, recognizing that outdated zoning laws could leave them vulnerable to industrial-scale AI infrastructure with minimal local oversight. The Newtown Area Joint Zoning Council (JZC), which represents three townships near Philadelphia, is actively reviewing and drafting data center ordinances after discovering a critical gap: their current zoning code doesn't specifically define or regulate data centers at all.

Why Are Small Towns Suddenly Worried About Data Centers?

Data centers are a relatively new land-use issue in suburban Pennsylvania, and the region's current Joint Municipal Zoning Ordinance simply doesn't address them. Without a dedicated ordinance, data centers could fall under a vague "catch-all" provision for lawful uses not otherwise defined. This catch-all typically steers undefined uses toward Rural Industrial (RI) or Rural Industrial-A (RIA) districts, sometimes called the "Quarry District" in Wrightstown.

The problem is that this catch-all provision lacks what local officials call the "gold standard" protections. It doesn't provide specific, high-level requirements for critical concerns that could affect residents and the environment. During a May 2026 meeting, the JZC identified several gaps in current protections:

• Noise Levels: No specific limits on noise from industrial cooling systems that run continuously to keep servers cool.
• Energy Demands: No regulations on "behind the meter" power generation, such as diesel generators that could operate around the clock to bypass grid limitations.
• Water Usage: No safeguards for water-intensive cooling systems and their impact on local water tables and private wells.

The meeting referenced examples of large technology operations relying on extraordinary energy sources, including diesel generators and renewed interest in nuclear power facilities. For local communities, this raises serious questions about whether diesel generators could run continuously near homes, whether local electrical infrastructure could be overwhelmed, and how water-intensive cooling systems should be regulated.

What Specific Protections Are Communities Trying to Add?

The JZC intends to explore ways to require stronger safeguards in any future data center ordinance. These protections would address the environmental and infrastructure concerns that the current catch-all provision ignores. The council is considering requirements for renewable energy provisions, such as solar or wind installations on-site, and protections against private wells that could be threatened by large-scale water extraction for cooling systems.

A central challenge is defining a data center without accidentally regulating ordinary residents or small businesses that use multiple computers or servers. The council discussed the need to distinguish between an "accessory use," such as a business using server equipment to support its normal operations, and a "principal use," where data processing for commercial clients is the facility's primary purpose.

How to Craft Data Center Regulations Before Development Pressure Arrives

• Define Scale and Purpose: Establish clear thresholds based on the size of the building, number of server racks, and related infrastructure, as well as whether the facility processes data for third parties as a commercial enterprise rather than for internal use.
• Assess Grid Impact: Require detailed analysis of electricity consumption, cooling water needs, and backup power requirements before approving any facility, ensuring local infrastructure can handle the demand.
• Write Restrictive Ordinances First: Solicitor Oetinger advised the council to write the most "scripted" and restrictive ordinance possible at the outset, noting that it is easier to relax a requirement later than to add protections after a project is already proposed.
• Protect Agricultural Land: Identify which large parcels are legally preserved as farmland and which remain vulnerable to market pressure and conversion to industrial use.

"That catch-all provision is a nice safety net to have, but it's not the gold standard," said Solicitor Oetinger.

Solicitor Oetinger, JZC Solicitor

Could Data Centers Threaten Historic Farms in the Region?

One of the most sobering questions raised during the meeting came from resident John Mack, who asked whether large farms in the Newtown area could be sold to data center operators. The answer was concerning. While Patterson Farm is legally preserved, not every farm or large open parcel has that protection. The Wright Farm was cited as a cautionary example of a property that was not legally preserved and is now being developed for luxury homes instead.

Data center developers often seek large parcels, sometimes 50 acres or more. If a farm is currently being worked but is not legally preserved, it may still be vulnerable to market pressure from developers. This is why the JZC's work matters. Without a carefully written ordinance, large unpreserved parcels could become targets for high-intensity industrial development that would fundamentally change the character of the region.

The meeting also produced a positive push for open government. The council moved toward appointing a dedicated Public Information and Open Records Coordinator to make information more easily available to the public without requiring residents to file formal Right-to-Know requests. This includes providing linkable agendas with direct access to draft ordinances, memos, and supporting documents, as well as more proactive disclosure so residents can see the same documents officials are reviewing.

The Newtown area is not just debating a technical zoning amendment. It is deciding how much industrial-scale technology infrastructure should be allowed in a community defined by farms, neighborhoods, and historic character. In the race between silicon and soil, a carefully scripted ordinance may be the only thing standing between a historic farm and a diesel-powered data hub.