How Ratings Work
Each ordinance is rated in two ways. The Core Protections count shows how many of ten key protections the ordinance includes, and the Category Scorecard shows how thoroughly it covers each of eight topics.
Core Protections
These ten protections address the concerns residents raise most often in public polling and at Pennsylvania hearings. A protection is Partial when the ordinance sets a specific standard for it, and it is Full when that standard matches the strictest requirement shared by at least two adopted Pennsylvania ordinances.
- 1.Grid Cost Protection. Requires the data center, not other ratepayers, to cover the cost of new power lines and grid upgrades.
- 2.Water Supply. Requires proof that wells and water supplies will not be harmed.
- 3.Cooling Method. Requires water-saving cooling, such as closed-loop systems.
- 4.Generator and Air Limits. Limits backup diesel generator testing and air emissions.
- 5.Noise Limit. Caps how loud a data center can be at the property line.
- 6.Low-Frequency Noise. Addresses the low hum from cooling fans and equipment.
- 7.Public Transparency. Requires the developer and end user to be named and limits non-disclosure agreements with officials.
- 8.Farmland Protection. Keeps data centers off prime farmland or agricultural districts.
- 9.Home Setback. Requires a set distance between a data center and nearby homes.
- 10.Decommissioning Bond. Requires money set aside to remove the facility if it closes.
FullPartialNone
Electricity rates are set mainly by the Pennsylvania Public Utility Commission, so a zoning ordinance can only partly protect residents from higher bills. Generator and Air Limits is Partial or Full when the ordinance limits generator testing or air emissions, and Public Transparency is Partial or Full when it requires applicant disclosure or limits non-disclosure agreements.
Category Scorecard
All 52 criteria are grouped into eight categories: Land Use, Noise, Environment, Energy, Visual Character, Safety, Traffic, and Accountability. Each criterion is worth up to 2 points, and each category receives one of four levels.
StrongThe ordinance earns at least two-thirds of the category’s points.
ModerateThe ordinance earns between one-third and two-thirds of the points.
WeakThe ordinance earns some points, but less than one-third.
Not AddressedThe ordinance does not address the category at all.
Public Access
Every entry also records whether residents can read the ordinance. Public Access is reported separately and does not change the Core Protections count.
OnlineThe current ordinance and every amendment, including drafts under review, are posted as searchable text.
PartialThe ordinance is posted, but it is out of date, missing amendments or drafts, or posted only as a scan.
On RequestThe ordinance is not posted and must be requested from the municipal office.
Review Process
An ordinance is rated only from its full text, and David Olson, who maintains the tracker, reviews the ratings. Where the text could not be read, the entry shows Rating Pending. Proposed amendments are rated from the posted draft and are labeled as drafts. A municipality whose zoning has no data center provision is rated None, with 0 of 10 Core Protections.
See All 52 Criteria Below →Tracker Standard: All 52 Criteria
Each criterion earns 2 points, 1 point, or 0 points, for a total of 104. An ordinance that falls short of the 1-point standard earns 0 points for that criterion.
- Ratings come only from the full ordinance text: the zoning ordinance, its amendments, and any other adopted ordinance that applies to data centers.
- An ordinance that meets only part of a multi-part 2-point standard earns 1 point.
- A general rule that applies to all uses earns points only if the ordinance says it applies to data centers.
- Criteria 51 and 52 may be met by any adopted ordinance, resolution, or policy.
Land UseCriteria 1 to 11
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 1 | District Limits | Allowed only in a dedicated data center overlay district. | Limited to one or more named districts. |
| 2 | Approval Process | Conditional use with a hearing before the governing body, and approval expires if construction does not begin within 1 year. | Special exception by the Zoning Hearing Board. |
| 3 | Agricultural Land | Barred on preserved farmland and in agricultural security areas. | Barred in agricultural districts only. |
| 4 | Minimum Lot Size | 30 acres or more. | Any smaller minimum. |
| 5 | Maximum Scale | Cap on building footprint or megawatts. | Cap on lot coverage only. |
| 6 | Residential Setback | 1,000 ft or more from residential uses or districts. | 100 to 999 ft. |
| 7 | Sensitive-Use Setbacks | At least 1,000 ft from schools, day care centers, hospitals, and parks. | A smaller distance, or only some of these uses protected. |
| 8 | Height | 40 ft or less, and rooftop equipment no more than 10 ft above the roof. | Any other height limit. |
| 9 | Natural Resources | Riparian buffer of at least 100 ft on each side of streams, wider on steep slopes and at wetlands. | Environmental impact assessment required, or base ordinance protections stated as applying. |
| 10 | Data Center Separation | Minimum distance between data center campuses. | A campus of several buildings defined and regulated as one use. |
| 11 | Expansion Limits | New phases or added capacity require a new approval. | Phasing plan required. |
NoiseCriteria 12 to 17
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 12 | Noise Limits | Separate day and night limits of 50 dBA and 45 dBA or lower at the property line. | A single limit or higher limits. |
| 13 | Background Cap | No more than 10 dBA above existing background. | Background cap above 10 dBA. |
| 14 | Low-Frequency Noise | Numeric limits of 60 dBC day and 55 dBC night or lower. | Higher dBC limit, or a low-frequency noise study required. |
| 15 | Sound Studies | Studies with the application, at building permit, and after opening. | Studies before construction, with or without a later study. |
| 16 | Generator Use | Testing limited to weekday daytime hours with a daily or annual hours cap. | Daytime-only testing or an hours cap. |
| 17 | Vibration | None perceptible past the property line, with a vibration study. | A general vibration standard. |
EnvironmentCriteria 18 to 25
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 18 | Water Supply | Wells may not be used for cooling where public water is available, and any well use requires a hydrogeologic study with pump tests. | Water feasibility study required. |
| 19 | Cooling Method | Closed-loop required and evaporative cooling restricted. | Cooling method must be disclosed. |
| 20 | Water Use | Daily cap or ongoing usage reporting, together with a drought response plan. | One of these, or projected use disclosed. |
| 21 | Wastewater | Plan for cooling discharge approved before construction. | General wastewater plan. |
| 22 | Stormwater | Stormwater standards beyond the base ordinance. | Base ordinance standards stated as applying. |
| 23 | Air Emissions | Generators must meet EPA Tier 4, with annual emissions testing or reports. | Generators must meet state and federal emission rules. |
| 24 | Waste Heat | Thermal impact plan including review of waste heat reuse. | Heat impacts must be disclosed. |
| 25 | Electronic Waste | Plan for removing and recycling servers, batteries, and refrigerants. | General disposal requirement. |
EnergyCriteria 26 to 31
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 26 | Power Capacity | Utility confirmation of capacity before approval, and third-party electrical inspection before occupancy. | Utility letter required before a building permit. |
| 27 | Energy Plan | Energy usage plan plus required on-site renewable generation such as rooftop solar. | Energy usage plan required. |
| 28 | On-Site Power Plants | On-site generation treated as a separate use with its own approval and setbacks. | On-site generation addressed. |
| 29 | Substations And Lines | Substations screened and placed to the side or rear, and on-site lines of 34.5 kV or less buried. | Substations screened or counted as part of the use. |
| 30 | Battery Storage | NFPA 855 with battery-specific fire suppression. | NFPA 855 or general fire code rules. |
| 31 | Grid Cost | Applicant pays for grid upgrades the project requires. | Required upgrades must be disclosed. |
Visual CharacterCriteria 32 to 36
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 32 | Buffers | Planted buffer of 100 ft or more next to homes. | Smaller buffer. |
| 33 | Lighting | Fully shielded, with no light crossing the property line. | Shielded, with or without a footcandle limit. |
| 34 | Building Design | Specific facade or design standards. | General design language. |
| 35 | Fencing And Screening | All equipment screened on all sides, to at least 12 ft for ground equipment, with acoustic screening. | Equipment must be screened. |
| 36 | Viewshed | Visual impact study from public roads and historic sites, with renderings. | Building elevations required. |
SafetyCriteria 37 to 40
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 37 | Emergency Plan | Plan reviewed by the fire company, with annual updates, in-building radio coverage, and posted 24-hour contacts. | Emergency plan required. |
| 38 | First Responders | Applicant must fund first-responder training or equipment. | Applicant must coordinate training. |
| 39 | Hazardous Materials | Storage setbacks and spill containment. | Hazardous materials must be disclosed. |
| 40 | Inspections | Annual fire safety inspections and a third-party electrical inspection before occupancy. | Annual inspections or an inspection at opening. |
TrafficCriteria 41 to 43
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 41 | Traffic | Traffic impact study in every case. | Study above a size threshold. |
| 42 | Road Access | Arterial or collector road access and a secondary emergency access. | One of these. |
| 43 | Construction Impacts | Work hours, haul routes, and a road damage bond all set. | Some of these. |
AccountabilityCriteria 44 to 52
| # | Criterion | 2 Points | 1 Point |
|---|---|---|---|
| 44 | Decommissioning | Security of 110% of removal cost, notice of closure, removal completed within 6 months of abandonment. | Agreement or plan without financial security. |
| 45 | Cost Updates | Estimate updated after the first year and at least every 5 years. | Updated at least every 10 years or at transfer of ownership. |
| 46 | Definition Scope | Definition covers cryptocurrency mining and artificial intelligence or high-intensity computing. | One of these. |
| 47 | Compliance Reporting | Ongoing reports on noise, water, or power use. | One report after opening. |
| 48 | Enforcement | Specific penalties or permit revocation for violations. | General enforcement provision. |
| 49 | Independent Review | Applicant pays for the municipality's own experts to review its studies. | Independent review allowed, cost not assigned. |
| 50 | Public Engagement | Applicant community meeting before planning commission review and a project website kept current through final approval. | One of these, or an extended comment period. |
| 51 | Confidentiality Agreements | Officials and staff barred from signing NDAs with data center applicants. | NDAs allowed but must be disclosed and approved at a public meeting. |
| 52 | Applicant Disclosure | Applicant must name developer, operator, and end user before approval. | Applicant must name developer or operator. |
Overall bands by share of the 104 points: Comprehensive (80 to 100 percent), Substantial (60 to 79 percent), Moderate (40 to 59 percent), Limited (20 to 39 percent), and Minimal (1 to 19 percent).