Dallas Twp. residents fill public hearing space in support of proposed zoning amendment

DALLAS TWP. — A public hearing at the Dallas Township Municipal Building was filled to capacity on Wednesday as residents and taxpayers showed up to voice their support for an amendment to the zoning ordinance that would regulate data centers and establish rules to protect residents and the environment.

Based on the overwhelming response and several suggested amendments to the proposed ordinance, the board of supervisors decided to table a vote on the ordinance until a future meeting.

The supervisors intend to take everyone’s comments into consideration and hold a vote on the proposed ordinance at a later date. An updated ordinance will be released to the public.

Township solicitor Tom Mosca said it hasn’t yet been determined when the vote on the proposed ordinance will take place — it could be at a special meeting or the next regular monthly meeting on Feb. 3.

Residents can check the township website or the township’s Facebook page for notice of when the meeting will be.

For any residents who could not make the hearing on Wednesday and would like to comment on the proposed ordinance, Mosca also said the township will be accepting comments until 4:30 p.m. Wednesday, Jan. 21.

Anyone who wants to submit their thoughts to that township can email tbaseski@dallastwp.org

The ordinance

Based on feedback Dallas Township had already received, Mosca said several adjustments and additions to the ordinance will likely be made.

Some of those alternations include:

• Adding clarification that data centers and other related uses are not public utilities.

• Add a requirement that data centers must utilize water-efficient cooling systems, including closed-loop and/or recirculating systems.

• Add a requirement that there will be no public cost shifting

• Any material increase in computing load, water consumption, power demand, or noise output would require new approval by conditional use.

• Setback changes: increased from 200 feet to 1,000 for streets and streams. For residential structures, the setback would be changed from 200 feet to 2,000 feet.

• Maximum height restrictions of three stories, not to exceed 45 feet.

• No data center may be within 3,000 feet of another data center.

This is in addition to the initial proposed ordinance, which states that data centers would only be permitted in the General Industrial District (I-1) and not in residential, agricultural, or commercial zones.

Additionally, data centers would only be permitted by conditional use approval, with no automatic approvals. Mosca said this means the applicant would have to go through a public hearing in front of the supervisors.

The township said the amendment also includes key community protections, like:

• Environmental and water safeguards: Water feasibility studies, baseline well testing, third-party monitoring, DEP and SRBC approvals, and a minimum $5 million bond.

• Noise and lighting: Measurable noise limits, independent studies, full cut-off lighting, setbacks, and buffers.

• Power and infrastructure: Utility will-serve letter, emergency-only generators, and no burden shifting to taxpayers or ratepayers.

• Emergency services: Emergency response plan and applicant-funded training for first responders.

Additionally, if a facility closes, a decommissioning plan and financial security are required to ensure equipment removal, proper disposal of materials, and a full-site restoration.

According to township officials, this amendment is a general, proactive step to address the rapid expansion of data center proposals in the area. It’s not in response to any specific project.

Public comment

Overall, residents seemed pleased that Dallas Township was taking a proactive step toward regulating data centers before any projects were proposed.

“I’m glad you are requiring conditional use so that it has to go through additional steps,” said resident Alan Pugh. “I would say to the people here, I would be more concerned if I was in an area that wasn’t taking the steps and doesn’t get in front of that process.”

Resident Robin Kochan thanked the supervisors for “understanding the critical nature” of regulating data centers and acting in a timely manner to address it.

Other residents, like Fern Leard, who was a Democratic candidate for state representative in 2024, offered suggestions for how to improve the ordinance, such as clarifying specific terms.

“I think that we need to add a definition for ambient noise level and decibels,” she said.

For others, it was clear they simply didn’t want data centers in their township at all.

“I really think data centers are an eyesore and are a reminder that, like it or not, they are collecting data from you,” said Amanda Puza, who lives on Canter Drive. “Data centers have proven to cause problems for communities they are around, with noise pollution, water availability, and cost of bills rising, and the list goes on.”

“If it were up to me and everybody in here, we just wouldn’t have them,” said Claude Street resident Junell Guarneri. “Doesn’t matter how far back you put it, doesn’t matter where you put it, they’re going to be there.”