The East Vincent Township Planning Commission voted Thursday evening to recommend denial of a revised proposal to construct a large-scale data center complex at the Pennhurst site. The commission also approved a second motion to submit individual member statements alongside its recommendation and designate a representative to present those concerns at an upcoming conditional use hearing later this month.
The two decisions — first, a unanimous recommendation against approval of the revised plan, and second, a formal step to ensure the commission’s concerns are clearly documented and represented at the hearing — underscore the group’s broad concerns about the project’s scale, compliance with township ordinances, and lack of supporting information.
In February, commissioners also recommended denial of an earlier version of the plan. The applicant, Penn Hurst Holdings DE, LLC, was not represented at either Thursday’s special meeting or the February meeting.
Project Overview and Key Concerns
The revised proposal calls for a nearly 1.9 million-square-foot data center campus across three buildings, replacing an earlier five-building plan totaling about 1.3 million square feet. The new design also introduces a five-acre area for a power generation and battery storage facility, though commissioners repeatedly noted that critical details about these components remain absent.
Commission members emphasized that the application lacks essential documentation, including a revised site impact narrative, water usage analysis, and detailed information on emissions, noise, and environmental effects. The removal of a previously proposed office building also raised questions about whether the project still qualifies as a mixed-use development under township zoning.
Across the board, commissioners described the proposal as incomplete and incompatible with the township’s Industrial Mixed Use (IMU) district. Several noted that key elements — particularly the power generation facility — may not be permitted uses under current zoning regulations.
Commissioner Perspectives
Vice Chair Lawson Macartney focused on the lack of fundamental planning detail and environmental consideration. He highlighted missing information on topography, steep slopes, and natural features, as well as the absence of data on noise, emissions, and water usage. He also raised concerns about broader environmental impacts, citing studies suggesting large data centers can increase surrounding temperatures. Ultimately, he said the proposal appears disconnected from the site and community context and does not warrant approval in its current form.
Elaine Milito emphasized zoning conflicts as the most decisive issue. She pointed out that the proposed building sizes far exceed allowable limits and that the proposal does not meet the requirements of a planned commercial development. She also stressed that power generation facilities are not permitted in the IMU district, which alone could invalidate the proposal. In addition, Milito echoed environmental concerns raised by the township’s Environmental Advisory Council, describing the project as incompatible with local infrastructure and environmental protections.
Nicole Keegan framed her concerns around the applicant’s failure to meet the burden required for conditional use approval. She described the project as unusually large and intensive, with infrastructure — such as generators and battery storage — appearing central to operations rather than incidental. Keegan cited unresolved questions about water sourcing, cooling demands, environmental impacts, and compatibility with nearby residential and recreational areas. She concluded that the level of uncertainty surrounding the project remains too high to support approval.
Broader Commission Findings
Other commissioners echoed similar concerns, particularly regarding environmental impacts and missing technical data. Members pointed to the absence of required stormwater calculations, unclear impervious coverage, and the potential removal of hundreds of mature trees. Questions were also raised about groundwater impacts, watershed effects, and compliance with township conservation standards.
Several commissioners also expressed frustration that the applicant did not attend the meeting to answer questions, despite the scale and complexity of the proposal.
Public Comment Highlights
Public comment reflected widespread concern among residents, with many focusing on environmental, health, and long-term viability issues.
Some residents questioned whether large ground-based data centers could become obsolete in the future. One speaker referenced emerging concepts of space-based data centers powered by solar energy, suggesting such advancements could make terrestrial facilities less competitive over time. Another speaker questioned whether long-term demand for large-scale data centers would hold up, arguing that rapid shifts in technology use could ultimately leave the facilities vacant.
Other residents focused on potential health and environmental risks, particularly related to on-site power generation. Concerns included air quality, diesel emissions, and impacts on nearby vulnerable populations, including children and residents of the nearby Southeastern Veterans’ Center.
A particularly emotional comment came from resident Chris McNeil, who urged the commission to consider the historic significance of the Pennhurst site. McNeil argued that remaining buildings at the former Pennhurst State School and Hospital should be preserved, describing the location as an “international site of conscience,” with deep historical significance related to institutional care and reform. She criticized the proposal for potentially demolishing historic structures and called for greater recognition of the site’s cultural importance in any future decisions.
Next Steps
The Planning Commission’s recommendation will be forwarded to the East Vincent Board of Supervisors, which will hold a conditional use hearing on April 20. Commissioners indicated that individual member statements will be submitted alongside the recommendation, and that a representative will attend the hearing to present the commission’s concerns on the record.
The conditional use hearing is scheduled for Monday, April 20, at 6:30 p.m. at East Vincent Elementary School, 340 Ridge Road in Spring City.
This article was generated with AI assistance. All content was reviewed, edited, and fact-checked by John McGuire.
