Bethlehem proposes new zoning regulations for data centers
Bethlehem city officials are proposing new zoning regulations for data centers that would define their placement, impose environmental requirements, and set standards for water and electricity use, noise, and site design. These regulations aim to establish clear guidelines for future data center development within the city.
Bethlehem city officials, spearheaded by City Director of Planning and Zoning Cathy Fletcher, are advancing a text amendment to the city's zoning code to establish comprehensive regulations for data centers. The proposal, presented during a Community Development Committee meeting, aims to define data centers within the zoning code and permit their construction as a special exception in Industrial (IN) zoning districts, subject to case-by-case review by the zoning hearing board. This initiative seeks to implement up-to-date standards while acknowledging the city's requirement to accommodate various types of development.
The proposed ordinance mandates detailed plans, studies, assessments, and mitigation strategies from applicants, covering environmental impacts, water and electricity usage, noise, emergency response, and site design. Water use requirements include reports on water source, projected demand, cooling systems, and water reuse, alongside demonstration of adequate public water capacity. While City Director of Water and Sewer Resources Ed Boscola found no significant sewer system concerns, Councilmember Hillary Kwiatek questioned potential impacts on reservoir capacity due to water not returning to the local water table.
Electricity demand is also a key focus, requiring energy management plans, utility upgrade details, and power usage effectiveness analyses. Councilmember Justin Amann raised concerns about verifying projected power draws, potential electric rate increases, and availability for residents. City officials clarified that third-party reports and utility documentation confirming capacity would be required, but noted the city's inability to regulate companies under the Pennsylvania Public Utility Commission. Other provisions include strict setback requirements (200 feet from rights-of-way, 1,000 feet from residential areas), height limits (80 feet), buffer yards, and aesthetic standards for equipment yards.
An environmental impact assessment, electronic waste disposal plan, and emergency response plan are also mandated. Noise levels would be regulated, with pre- and post-construction sound studies required. Resident Bill Sheirer expressed concerns during public comment about the city's capacity for data centers and the adequacy of special exceptions for neighborhood protection. The text amendment will now undergo review by the city's planning commission and the Lehigh Valley Planning Commission, followed by a public hearing and a City Council vote.