The East Vincent Township Planning Commission voted unanimously on Tuesday, Feb. 17, to recommend that the Board of Supervisors deny a conditional use application for a proposed data center campus on the Pennhurst property, citing what members described as significant technical deficiencies and noncompliance with township zoning regulations.
The vote followed more than an hour of discussion and public comment focused on the scale of the project, environmental concerns and a last-minute letter from the developer’s attorney outlining potential revisions — including the addition of an on-site private power generation facility.
Major Zoning and Technical Concerns
The application, submitted by Penn Hurst Holdings DE, LLC, seeks approval for a planned commercial development in the township’s Industrial Mixed Use (IMU) district that would include multiple data center buildings, an office building, a substation and associated infrastructure.
In a Feb. 17 letter to the commission, attorney Matthew J. McHugh stated that the applicant intends to submit revised plans before the March 16 conditional use hearing, including “the addition of on-site private power generation” consisting of a natural gas and/or battery storage installation . The letter also asserts the project complies with applicable ordinance standards and requests the commission recommend approval.
Planning Commission members made clear Tuesday that their recommendation was based solely on the plans submitted in October and accompanying consultant review letters — not on the proposed revisions outlined in the letter.
Vice Chair Lawson Macartney said his review found that the current plans would require at least seven zoning variances, including significant relief related to building size and bulk. He said the proposed buildings are more than five times larger than what the ordinance contemplates.
“There's a lot of information we know, but actually even more information we do not know and which requires further clarity,” Macartney said, citing unanswered questions about building height, visual impact, traffic analysis, employee levels, water sourcing and environmental impacts.
Other members echoed those concerns, describing the plans as “technically deficient” and incomplete.
Chair Rachael Griffith called the proposal “the biggest, most impactful development that’s been proposed in our community” during her tenure and said she was surprised by the limited detail provided.
Environmental and Site Issues Raised
Commissioners referenced review letters from township consultants and outside agencies that identified a range of concerns, including steep slopes, woodlands and potential stream impacts.
Members said the submitted plans do not fully address environmental constraints on the property, including a stream that runs through steep slopes and may require additional study to determine whether it qualifies as a high-quality waterway subject to expanded buffer requirements.
Commissioners also raised questions about impervious coverage, stormwater management and the extent of proposed deforestation, noting that up to 40% of the site could be cleared under the current plan.
Responding to public comment, Griffith emphasized that the commission’s role is to evaluate compliance with the township’s zoning ordinances.
“In Pennsylvania, we have very strong private property rights," she said. “Penn Hurst, LLC owns the land, so they can do what they want with it as long as it aligns with our ordinances and what they're allowed to do.”
“They're trying to do something that is not really allowed,” Griffith continued. “They're trying to do it anyway, and so it's our role to uphold our zoning ordinance.”
Last-Minute Letter and Power Generation Proposal
The developer’s attorney informed the township the morning of the meeting that the applicant would not attend and instead submitted a three-page letter requesting that the commission proceed with its review without a formal presentation .
The letter states that revised plans will include an on-site private power generation facility designed to provide “operational resiliency” and “islanding capability” to stabilize the electrical grid. It also indicates the applicant anticipates using reusable municipal effluent and captured rainwater for cooling and does not plan to use well water for cooling purposes .
Commission members said they could not consider those representations because they were not included in the formal application materials.
Several residents criticized the timing of the letter and the applicant’s absence.
“It feels like they’re just trying to push things through, and not giving us the respect that we as a community deserve,” Planning Commission member Nicole Keegan said.
Township Solicitor Joe Clement explained that while the applicant has indicated it will submit revised plans, the township must proceed with the scheduled March 16 conditional use hearing to avoid missing statutory deadlines. If substantial revisions are submitted, he said, the ordinance provides for review timelines to reset.
Public Concerns: Water, Power, Safety
More than 60 residents attended the meeting, many expressing concern about water usage, noise, emergency access and the potential addition of a gas-fired power facility.
Several speakers questioned how much water the facility would require and whether treated municipal effluent and rainwater could realistically meet cooling demands. Others raised concerns about fire risk and emergency response capacity, particularly given the scale of the proposed facility.
State Sen. Katie Muth, who attended the meeting, also addressed the commission, questioning the classification of the project as a commercial development and urging transparency regarding projected tax revenue. Township officials confirmed that while general revenue estimates have been discussed, no detailed fiscal analysis has been formally provided.
Residents living near the site described anxiety about potential construction impacts and long-term changes to the area’s character. Others emphasized the site’s proximity to the Southeastern Veterans’ Center and surrounding neighborhoods.
Unanimous Recommendation for Denial
Following public comment, Griffith made a motion to recommend denial of the conditional use application. The motion passed unanimously.
The Planning Commission’s recommendation is advisory. The East Vincent Township Board of Supervisors is scheduled to hold the initial conditional use hearing on March 16.
Township officials said that if revised plans are submitted before that hearing, they will be posted publicly upon receipt.
For now, the application as originally filed faces a formal recommendation for denial — with key questions about zoning compliance, environmental impact and infrastructure still unresolved.