Bethlehem considers new zoning rules for data centers

Bethlehem is considering a zoning amendment that would create a dedicated review process for data centers, with requirements covering utilities, environmental effects, emergency response, noise and site design.

The proposal was described in a July 15, 2026 memo from the city’s planning and zoning director and appeared on Bethlehem City Council’s July 21 agenda as Bill 22-2026, under new ordinances. The measure remained proposed and had not been finally adopted as of August 5, 2026.

Special-exception review in the Industrial district

Under the draft, data centers would be permitted as a special exception in Bethlehem’s Industrial, or IN, zoning district. A qualifying project would therefore receive case-by-case review by the Zoning Hearing Board instead of automatic approval based only on the underlying zoning designation.

The proposed definition covers a facility used primarily to store, manage, process or transmit digital data. It also includes associated equipment and infrastructure such as servers, air handlers, backup generators, water-cooling and storage facilities, utility substations, security facilities and administrative offices.

Studies applicants would need to provide

The draft says required plans, studies, evaluations and mitigation strategies would have to be submitted with the zoning permit or land-development application, whichever is filed first.

An environmental impact assessment would examine, as applicable, effects on karst features, air and soil quality, surface and groundwater, wildlife, habitat and stormwater during normal and adverse conditions, including drought, extended power outages and extreme heat.

A water-utilization report would identify the water source, average and peak demand, seasonal changes, cooling-system type and efficiency, reuse or recycling measures, drought and extreme-heat assumptions, and needed system improvements. Applicants would also have to demonstrate that adequate public-water capacity exists.

Wastewater documentation would address expected characteristics, discharge volumes, discharge destinations and pretreatment needs, including domestic wastewater and wastewater associated with cooling or industrial operations. The proposal would require applicants to demonstrate adequate disposal capacity.

An energy-management plan prepared by a professional engineer would detail peak and annual electricity demand, phasing of electric load, energy sources, anticipated utility upgrades, backup power and energy efficiency. Applicants planning to connect to the electric grid would have to provide documentation from the electricity service provider that capacity is available and that the provider will serve the facility.

The proposal also calls for an electronic-waste and decommissioning plan covering servers, batteries, hazardous materials, cooling equipment and related infrastructure when equipment is replaced or a facility is retired.

Emergency response, heat and noise controls

An emergency-response plan would address fire suppression, containment, ventilation, evacuation, site access, hydrant locations, water flow, high-voltage equipment and any training needed for first responders. Applicants would also have to document the type, quantity and location of batteries, fuel and other hazardous materials stored or used on site.

A thermal-impact mitigation plan would explain how waste heat would be managed, dissipated or reused. The draft also would require a vibration study and a photometric study to demonstrate compliance with city lighting controls.

Noise standards would be supported by a pre-construction study covering mechanical equipment, air handlers, chillers, cooling towers, transformers, substations and generators. The proposed limits at the property line are 60 dBA during the day, from 7 a.m. to 10 p.m., and 55 dBA at night. Separate C-weighted limits would be 75 dBC during the day and 70 dBC at night.

The study would evaluate normal operations, peak cooling, generator testing, tonal noise, low-frequency noise and cumulative site noise. A post-construction sound study would be required no sooner than one month and no later than 12 months after the first certificate of occupancy, with additional testing possible in response to reasonable complaints or evidence of changed operations.

Wide separation and site-design standards

The draft includes a 1,000-foot separation from lots in residential zoning districts and from existing dwellings, schools, child or adult day-care centers, parks, hospitals and community recreation centers.

It also proposes a 200-foot separation from any right-of-way or from the lot line of any lot outside the Industrial district. Separately, the draft sets minimum front, side and rear yards at 80 feet and limits building height to 80 feet, including rooftop structures.

The required buffer yard would be 40 feet wide. Equipment yards, generators, substations and utility infrastructure would need secure fencing at least 8 feet high, surrounded by evergreen screening at least 6 feet high when planted and expected to reach 15 feet at maturity.

For city reviewers, the studies would establish the information needed to evaluate utility capacity, environmental effects, site design and emergency planning before a special-exception decision. For nearby residents and property owners, the proposed separation, noise, lighting, heat and emergency-response provisions would shape how any future application is evaluated.

What to watch next

The proposal’s language, timing and approval status remain subject to future council action, hearings or revisions. Residents and property owners should watch Bethlehem City Council agendas for public discussion, amendments and any final vote.

State-level activity is separate from Bethlehem’s pending local proposal. Pennsylvania Senate Bill 1359 would impose a statewide moratorium on hyperscale data-center development and permitting, according to the Pennsylvania General Assembly’s bill page. The bill was referred to the Senate Local Government Committee on June 4, 2026, and was not enacted law as of August 5, 2026.

Sources

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