In a special called meeting on Friday, February 6, 2026, the York County Council unanimously approved the first reading of an ordinance aimed at tightening regulations for data center developments. The ordinance, which invokes the pending ordinance doctrine to take immediate effect, moves data centers from a “permitted” use to a “special exception” in Light Industrial (LI) and Industrial Development (ID) zones, requiring approval from the Board of Zoning Appeals. It also categorizes them as a conditional use in Business and Technology (BT) districts.
Ordinance Details and Staff Presentation
Planning Director Jonathan presented the proposed changes, which include shifting data centers from the “business” use category to “industrial manufacturing/production.” This reclassification triggers stricter buffer yard requirements, aligning them with uses like warehouses and salvage yards rather than offices or banks.
Key provisions of the new ordinance include:
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Noise and Vibration: Mandatory acoustical studies to ensure compliance with county noise ordinances. Vibration detectable without instruments at the property line is prohibited. Backup generators are restricted to emergency use and testing only.
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Building Design: New standards to prevent “big ugly white boxes.” Requirements include modulation every 150 feet to break up large facades, distinct entrances, and a maximum light reflectance value of 70% to reduce glare.
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Setbacks: Increased setbacks of 200 feet for buildings and 300 feet for ground equipment from any adjacent residential property line. Loading bays are prohibited from facing residential areas.
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Water Usage: A push for closed-loop cooling systems or air-cooled technology to minimize water consumption, equating usage to that of approximately three residential homes per building.
Council Discussion
Council members expressed a range of concerns regarding the long-term impact of data centers.
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Power and Infrastructure: A major point of discussion was the strain on the electrical grid. Council members questioned how the county can ensure taxpayers do not bear the cost of infrastructure upgrades required by these power-hungry facilities. There was a consensus on needing confirmation from utility providers that power availability exists without degrading service or increasing rates for residents.
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Zoning Restrictions: One council member suggested limiting data centers exclusively to Industrial Development (ID) zones, removing them from Light Industrial (LI) entirely to provide tighter control.
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Future-Proofing: Concerns were raised about “exit strategies” for these massive facilities if technology evolves or they become obsolete. Questions regarding decommissioning plans and the future reuse of the land were posed for further research.
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Public Safety and Environment: The potential for groundwater contamination was highlighted, with a firm stance that data centers should never be allowed to use groundwater wells.
Next Steps
The ordinance passed unanimously (7-0). A public hearing is scheduled for March 16, 2026. The “pending ordinance doctrine” means these new rules apply immediately to any new permit applications submitted from this point forward. Council members committed to further refining the ordinance before the second reading, specifically looking into power availability requirements and potentially narrowing the allowed zoning districts.
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